Document:

Exhibit 10.1

FIFTH LOAN MODIFICATION AGREEMENT

This Fifth Loan Modification Agreement (this “Loan
Modification Agreement”) is entered into as of May 31, 2006, by and
between SILICON VALLEY BANK, a
California-chartered bank, with its principal place of business at
3003 Tasman Drive, Santa Clara, California 95054 and with a loan
production office located at One Newton Executive Park, Suite 200, 2221
Washington Street, Newton, Massachusetts 02462, doing business under the name “Silicon
Valley East” (“Bank”) and COLLAGENEX
PHARMACEUTICALS, INC., a Delaware corporation with its chief
executive office located at 41 University Drive, Newtown, Pennsylvania 18940 (“Borrower”).

1.                                       DESCRIPTION
OF EXISTING INDEBTEDNESS AND OBLIGATIONS. Among other indebtedness and obligations
which may be owing by Borrower to Bank, Borrower is indebted to Bank pursuant
to a loan arrangement dated as of March 19, 2001, evidenced by, among
other documents,  a certain Loan and Security
Agreement dated as of March 19, 2001, between Borrower and Bank, as
amended (the “Loan Agreement”). Capitalized terms used but not otherwise
defined herein shall have the same meaning as in the Loan Agreement.

Hereinafter, all indebtedness and obligations owing by
Borrower to Bank shall be referred to as the “Obligations”.

2.                                       DESCRIPTION
OF COLLATERAL. Repayment of the Obligations is secured by the Collateral as
described in the Loan Agreement and the Intellectual Property Collateral, as
described in the Intellectual Property Security Agreement dated as of March 19,
2001, between the Borrower and the Bank (together with any other collateral
security granted to Bank, the “Security Documents”).

Hereinafter, the Security Documents, together with all
other documents evidencing, securing or otherwise executed in connection with
the Obligations shall be referred to as the “Existing Loan Documents”.

3.                                       DESCRIPTION
OF CHANGE IN TERMS.

Modifications to Loan Agreement. From
and after the execution of this Loan Modification Agreement, the Loan Agreement
shall be amended as follows:

	
  

  	
  i.

  	
   

  	
  By deleting the following text appearing in the
  “Unused Line Fee” subsection of Section 3 of the Schedule to the Loan
  Agreement:

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  “0.375% per
  annum.”

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  and inserting
  the following in lieu thereof:

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  “0.25% per
  annum.”

  

 

 

	
  

  	
  ii.

  	
   

  	
  By deleting the “Maturity Date” set forth in
  Section 4 of the Schedule to the Loan Agreement in its entirety and
  inserting the following in lieu thereof:

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  “May 31, 2007.”

  
	
   

  	
   

  	
   

  	
   

  

 

	
  

  	
  iii.

  	
   

  	
  By deleting the Minimum Tangible Net Worth covenant
  in Section 5a. of the Schedule to the Loan Agreement in its entirety and
  inserting the following in lieu thereof:

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  “a. Minimum Tangible Net Worth:

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Borrower shall at all
  times maintain a Tangible Net Worth, tested quarterly, of not less than the
  sum of (i) plus (ii) plus (iii) below:

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  (i)

  	
  (a) as of March 31, 2006, $35,000,000;

  
	
   

  	
   

  	
   

  	
   

  	
  (b) as of June 30, 2006, $25,000,000;

  
	
   

  	
   

  	
   

  	
   

  	
  (c) as of
  September 30, 2006, $15,000,000;

  
	
   

  	
   

  	
   

  	
   

  	
  (d) as of
  December 31, 2006 and each quarter end thereafter, $10,000,000;

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  plus

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  (ii)   50%
  of Borrower’s quarterly net income (if positive) in fiscal year 2007;

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  plus

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  (iii)   50%
  of all consideration received after the date hereof from proceeds from the issuance
  of any equity securities of the Borrower and/or subordinated debt incurred by
  the Borrower.

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  In no event shall the
  required amount of this Minimum Tangible Net Worth covenant be decreased.”

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  iv.

  	
   

  	
  By deleting
  Section 5b. and Section 5c. of the Schedule to Loan Agreement.

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  v.

  	
   

  	
  By deleting EXHIBIT B thereto in its entirety and
  inserting in lieu thereof EXHIBIT B attached hereto.

  

 

4.                                       RATIFICATION
OF INTELLECTUAL PROPERTY SECURITY AGREEMENT. Borrower hereby ratifies, confirms
and reaffirms, all and singular, the terms and conditions of a certain
Intellectual Property Security Agreement dated as of March 19, 2001
between Borrower and Bank, and acknowledges, confirms and agrees that, except
as previously disclosed in writing to Bank, said Intellectual Property Security
Agreement 

 

                                                contains
an accurate and complete listing of all Intellectual Property Collateral (as
defined in said Intellectual Property Security Agreement) and shall remain in
full force and effect.

5.                                       RATIFICATION
OF PERFECTION CERTIFICATE. Borrower hereby ratifies, confirms, and reaffirms,
all and singular, the terms and disclosures contained in a certain Perfection
Certificate delivered to the Bank on or about June 7, 2004, and
acknowledges, confirms and agrees the disclosures and information provided
therein has not changed, as of the date hereof.

6.                                       ADDITIONAL
COVENANTS. Borrower shall not, without providing the Bank with thirty (30) days
prior written notice: (i) relocate its principal executive office or add
any new offices or business locations or keep any Collateral in any additional
locations, or (ii) change its jurisdiction of organization, or (iii) change
its organizational structure or type, (iv) change its legal name, or (v) change
any organizational number (if any) assigned by its jurisdiction of organization.
In addition, the Borrower hereby certifies that no Collateral is in the
possession of any third party bailee other than Cord Logistics (such as at a
warehouse). In the event that Borrower, after the date hereof, intends to store
or otherwise deliver the Collateral to such a bailee, then Borrower shall first
receive, the prior written consent of Bank and such bailee must acknowledge in
writing that the bailee is holding such Collateral for the benefit of Bank.

7.                                       AUTHORIZATION
TO FILE. Borrower hereby authorizes Bank to file financing statements without
notice to Borrower, with all appropriate jurisdictions, as Bank deems
appropriate, in order to further perfect or protect Bank’s interest in the
Collateral.

8.                                       CONSISTENT
CHANGES. The Existing Loan Documents are hereby amended wherever necessary to
reflect the changes described above.

9.                                       RATIFICATION
OF LOAN DOCUMENTS. Borrower hereby ratifies, confirms, and reaffirms all terms
and conditions of the Existing Loan Documents and all security or other
collateral granted to the Bank, and confirms that the indebtedness secured
thereby includes, without limitation, the Obligations.

10.                                 NO
DEFENSES OF BORROWER. The Borrower hereby acknowledges and agrees that the
Borrower has no offsets, defenses, claims, or counterclaims against the Bank or
the Bank’s officers, directors, employees, attorneys, representatives,
predecessors, affiliates, subsidiaries, parents, successors, and assigns with
respect to the Obligations, and/or the Existing Loan Documents, and that if the
Borrower now has, or ever did have, any offsets, defenses, claims, or
counterclaims against the Bank or the Bank’s officers, directors, employees,
attorneys, representatives, predecessors, affiliates, subsidiaries, parents,
successors, and assigns, whether known or unknown, at law or in equity, from
the beginning of the world through this date and through the time of execution
of this Loan Modification Agreement, with respect to the Obligations and/or the
Existing Loan Documents, all of them are hereby expressly WAIVED, and the Borrower hereby 

 

                                                RELEASES the Bank and the Bank’s officers,
directors, employees, attorneys, representatives, predecessors, successors, and
assigns from any liability therefor.

11.                                 FEES.
Upon or prior to the execution of this Loan Modification Agreement, Borrower
shall pay to Bank a fee in the amount of $12,500.00, which fee shall be
retained by Bank and not applied in reduction of the Obligations. In addition,
the Borrower shall reimburse Bank for all legal fees and expenses incurred in
connection with this amendment to the Existing Loan Documents.

12.                                 CONTINUING
VALIDITY. Borrower understands and agrees that in modifying the existing
Obligations, Bank is relying upon Borrower’s representations, warranties, and
agreements, as set forth in the Existing Loan Documents. Except as expressly
modified pursuant to this Loan Modification Agreement, the terms of the
Existing Loan Documents remain unchanged and in full force and effect. Bank’s
agreement to modify the existing Obligations pursuant to this Loan Modification
Agreement in no way shall obligate Bank to make any future modifications to the
Obligations. Nothing in this Loan Modification Agreement shall constitute a
satisfaction of the Obligations. It is the intention of Bank and Borrower to
retain as liable parties all makers of Existing Loan Documents, unless the
party is expressly released by Bank in writing. No maker will be released by
virtue of this Loan Modification Agreement.

13.                                 JURISDICTION/VENUE.
Borrower accepts for itself and in connection with its properties,
unconditionally, the non-exclusive jurisdiction of any state or federal court
of competent jurisdiction in the Commonwealth of Massachusetts in any action,
suit, or proceeding of any kind against it which arises out of or by reason of
this Loan Modification Agreement; provided, however, that if for any reason
Bank cannot avail itself of the courts of the Commonwealth of Massachusetts,
then venue shall lie in Santa Clara County, California. NOTWITHSTANDING THE
FOREGOING,  THE BANK SHALL HAVE THE RIGHT
TO BRING ANY ACTION OR PROCEEDING AGAINST THE BORROWER OR ITS PROPERTY IN THE
COURTS OF ANY OTHER JURISDICTION WHICH THE BANK DEEMS NECESSARY OR APPROPRIATE
IN ORDER TO REALIZE ON THE COLLATERAL OR TO OTHERWISE ENFORCE THE BANK’S RIGHTS
AGAINST THE BORROWER OR ITS PROPERTY.

[The
remainder of this page is intentionally left blank]

 

 

This Loan Modification Agreement is executed as a
sealed instrument under the laws of the Commonwealth of Massachusetts as of the
date first written above.

	
  BORROWER:

  	
   

  	
   

  	
  BANK:

  
	
   

  	
   

  	
   

  	
   

  
	
  COLLAGENEX
  PHARMACEUTICALS, INC.

  	
   

  	
   

  	
  SILICON VALLEY BANK

  
	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
  /s/ NANCY C. BROADBENT

  	
   

  	
   

  	
  By:

  	
  /s/ THOMAS F. GORDON

  
	
  Name: Nancy C.
  Broadbent

  	
   

  	
   

  	
  Name: Thomas F. Gordon

  
	
  Title: SVP &
  CFO

  	
   

  	
   

  	
  Title: Relationship Manager

  
						

 

The undersigned ratifies, confirms and reaffirms, all
and singular, the terms and conditions of a certain Unconditional Guaranty
dated March 19, 2001 (the “Guaranty”) and a certain Security Agreement
dated March 19, 2001 (the “Security Agreement”) and acknowledges, confirms
and agrees that the Guaranty and the Security Agreement shall remain in full
force and effect and shall in no way be limited by the execution of this Loan
Modification Agreement, or any other documents, instruments and/or agreements
executed and/or delivered in connection herewith.

MMP, INC.

	
  By: 

  	
  /s/ FRANK RUFFO

  	
   

  
	
  Name: Frank
  Ruffo

  	
   

  
	
  Title: Secretary

  	
   

  

 

 

 

EXHIBIT B

COMPLIANCE
CERTIFICATE

TO:         SILICON VALLEY BANK

FROM:   COLLAGENEX PHARMACEUTICALS, INC.

The undersigned authorized officer of CollaGenex
Pharmaceuticals, Inc. certifies that under the terms and conditions of the
Loan and Security Agreement between Borrower and Bank (the “Agreement”), (i) Borrower
is in complete compliance for the period ending _______________ with all
required covenants except as noted below and (ii) all representations and
warranties in the Agreement are true and correct in all material respects on
this date. Attached are the required documents supporting the certification. The
Officer certifies that these are prepared in accordance with Generally Accepted
Accounting Principles (GAAP) consistently applied from one period to the next
except as explained in an accompanying letter or footnotes. The Officer
acknowledges that no borrowings may be requested at any time or date of
determination that Borrower is not in compliance with any of the terms of the
Agreement, and that compliance is determined not just at the date this
certificate is delivered.

Please indicate compliance status by circling
Yes/No under “Complies” column.

	
  Reporting Covenant

  	
   

  	
  Required

  	
   

  	
  Complies

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Interim financial statements with CC

  	
   

  	
  Monthly within 30 days

  	
   

  	
  Yes    No

  
	
  Quarterly and Annual financial statements (CPA
  Audited)

  	
   

  	
  Within 5 days of filing with SEC

  	
   

  	
  Yes    No

  
	
  BBC A/R Agings, and deferred revenue schedule

  	
   

  	
  Monthly within 30 days

  	
   

  	
  Yes    No

  
	
   

  	
   

  	
   

  	
   

  	
   

  

 

	
  Financial Covenant

  	
   

  	
  Required

  	
   

  	
  Actual

  	
   

  	
  Complies

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Maintain:

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Minimum
  Quarterly Tangible Net Worth

  	
   

  	
  $________*

  	
   

  	
  $_______

  	
   

  	
  Yes    No

  

 

*Tangible Net
Worth requirement will be increased by (i) 50% of Borrower’s net income
(if positive) for fiscal year 2007 and, (ii) 50% of all
consideration received from the proceeds of the issuance of any equity
securities of Borrower and/or subordinated debt incurred by Borrower

	
  Comments Regarding Exceptions: See Attached.

  Sincerely,

  _____________________________

  SIGNATURE

  _____________________________

  TITLE

  _____________________________

  DATE

  	
   

  	
  BANK USE ONLY

  Received by: _____________________

                         AUTHORIZED SIGNER

  Date:_________________________

  Verified: ________________________

                        AUTHORIZED SIGNER

  Date:_________________________

  Compliance Status:              Yes     NoExhibit 10.1

 

FINAL

 

 

MASTER LEASE

 

 

between

 

 

SPIRIT SPE PORTFOLIO 2006-1, LLC and SPIRIT SPE
PORTFOLIO 2006-2, LLC,

 

 

Landlord,

 

 

and

 

 

SHOPKO STORES OPERATING CO., LLC,

 

 

Tenant,

 

 

Dated:  May 31,
2006

 

 

 

Glossary of Defined Terms

 

	
  Adjustment
  Date

  	
   

  	
  3

  
	
  Affected
  Party

  	
   

  	
  60

  
	
  Alteration
  Cap

  	
   

  	
  18

  
	
  Assigned
  Lease

  	
   

  	
  20

  
	
  Assignment
  or Sublease Officer’s Certificate

  	
   

  	
  24

  
	
  Base
  Rent

  	
   

  	
  2

  
	
  Building

  	
   

  	
  1

  
	
  Buildings

  	
   

  	
  1

  
	
  Capital
  Improvement

  	
   

  	
  18

  
	
  Casualty
  Event

  	
   

  	
  27

  
	
  Casualty
  Withholding Event

  	
   

  	
  28

  
	
  CERCLA

  	
   

  	
  43

  
	
  Claim

  	
   

  	
  43

  
	
  Code

  	
   

  	
  23

  
	
  Commencement
  Date

  	
   

  	
  1

  
	
  Condemnation

  	
   

  	
  29

  
	
  Condemnation
  Withholding Event

  	
   

  	
  30

  
	
  Confidential
  Information

  	
   

  	
  58

  
	
  Confidentiality
  Agreement

  	
   

  	
  58

  
	
  Costs

  	
   

  	
  7

  
	
  CPI

  	
   

  	
  54

  
	
  CPI
  Increase

  	
   

  	
  54

  
	
  Cross
  Default Termination Tests

  	
   

  	
  32

  
	
  Default

  	
   

  	
  31

  
	
  Default
  Interest

  	
   

  	
  53

  
	
  Disclosure
  Parties

  	
   

  	
  58

  
	
  EBITDAR

  	
   

  	
  51

  
	
  EBITDAR
  Event

  	
   

  	
  51

  
	
  EBITDAR
  Ratio

  	
   

  	
  51

  
	
  EBITDAR
  Rent

  	
   

  	
  51

  
	
  Effective
  Date

  	
   

  	
  1

  
	
  Environmental
  Laws

  	
   

  	
  43

  
	
  Exchange
  Act

  	
   

  	
  57

  
	
  Expiration
  Date

  	
   

  	
  1

  
	
  Extension
  Options

  	
   

  	
  1

  
	
  Extension
  Period

  	
   

  	
  1

  
	
  Extension
  Periods

  	
   

  	
  1

  
	
  Fee
  Properties

  	
   

  	
  1

  
	
  FIFRA

  	
   

  	
  43

  
	
  Flood
  Insurance Acts

  	
   

  	
  10

  
	
  Flood
  Insurance Policies

  	
   

  	
  10

  
	
  FMV
  Base Rent

  	
   

  	
  61

  
	
  FMV
  Reset

  	
   

  	
  2

  

 

 

	
  Force
  Majeure

  	
   

  	
  53

  
	
  Ground
  Landlord

  	
   

  	
  36

  
	
  Ground
  Lease

  	
   

  	
  36

  
	
  Hazardous
  Materials

  	
   

  	
  44

  
	
  Holding
  Audited Reporting Financials

  	
   

  	
  55

  
	
  Holding
  Reporting Financials

  	
   

  	
  55

  
	
  Holding
  Unaudited Reporting Financials

  	
   

  	
  55

  
	
  Imposition

  	
   

  	
  4

  
	
  Impositions

  	
   

  	
  4

  
	
  Impositions
  Reserve

  	
   

  	
  49

  
	
  Indemnified
  Party

  	
   

  	
  26

  
	
  Insolvency
  Event

  	
   

  	
  41

  
	
  Installments

  	
   

  	
  4

  
	
  Insurance
  Deductible Letter of Credit

  	
   

  	
  9

  
	
  Insurance
  Reserve

  	
   

  	
  49

  
	
  Landlord

  	
   

  	
  1, 52

  
	
  Landlord
  Indemnified Parties

  	
   

  	
  26

  
	
  Landlord
  Indemnified Party

  	
   

  	
  26

  
	
  Landlord’s
  Notice

  	
   

  	
  2

  
	
  Laws

  	
   

  	
  7

  
	
  Lease

  	
   

  	
  1

  
	
  Lease
  Year

  	
   

  	
  2

  
	
  Leasehold
  Mortgage

  	
   

  	
  39

  
	
  Leasehold
  Mortgagee

  	
   

  	
  39

  
	
  Leasehold
  Properties

  	
   

  	
  1

  
	
  Legal
  Requirements

  	
   

  	
  7

  
	
  Letter
  of Credit

  	
   

  	
  51

  
	
  Liability
  Insurance

  	
   

  	
  9

  
	
  Losses

  	
   

  	
  8

  
	
  MAI
  Appraisers

  	
   

  	
  61

  
	
  Maintenance
  Expenses

  	
   

  	
  49

  
	
  Maintenance
  Reserve

  	
   

  	
  49

  
	
  Manage

  	
   

  	
  44

  
	
  Management

  	
   

  	
  44

  
	
  Material
  Adverse Effect

  	
   

  	
  8

  
	
  Monthly
  Base Rent

  	
   

  	
  3

  
	
  Mortgage

  	
   

  	
  36

  
	
  Mortgagee

  	
   

  	
  36

  
	
  NDA

  	
   

  	
  21

  
	
  Net
  Condemnation Proceeds

  	
   

  	
  29

  
	
  Net
  Insurance Proceeds

  	
   

  	
  27

  
	
  Notice

  	
   

  	
  45

  
	
  OFAC
  Laws

  	
   

  	
  41

  
	
  Option

  	
   

  	
  67

  
	
  Other
  Lease

  	
   

  	
  32

  
	
  Other
  Parties

  	
   

  	
  58

  

 

ii

 

	
  Overlandlord

  	
   

  	
  65

  
	
  Overlandlords

  	
   

  	
  65

  
	
  Overlease

  	
   

  	
  1

  
	
  Overlease
  Rents

  	
   

  	
  49

  
	
  Overlease
  Reserve

  	
   

  	
  49

  
	
  Overleases

  	
   

  	
  1

  
	
  Pamida

  	
   

  	
  9

  
	
  Parcel

  	
   

  	
  1

  
	
  Parcels

  	
   

  	
  1

  
	
  Person

  	
   

  	
  41

  
	
  Premises

  	
   

  	
  1

  
	
  Prime

  	
   

  	
  53

  
	
  Property
  Location

  	
   

  	
  1

  
	
  RCRA

  	
   

  	
  43

  
	
  REA

  	
   

  	
  15

  
	
  REA
  Change

  	
   

  	
  15

  
	
  REAs

  	
   

  	
  15

  
	
  Release

  	
   

  	
  44

  
	
  Released

  	
   

  	
  44

  
	
  Rent

  	
   

  	
  3

  
	
  Replacement
  Tenant

  	
   

  	
  34

  
	
  Required
  Repairs

  	
   

  	
  17

  
	
  Required
  Repairs Subaccount

  	
   

  	
  17

  
	
  Reserve

  	
   

  	
  49

  
	
  Reserve
  Event

  	
   

  	
  51

  
	
  Reserve
  Period

  	
   

  	
  51

  
	
  Reserve
  Reversal Event

  	
   

  	
  52

  
	
  Reserve
  Subaccount Account

  	
   

  	
  49

  
	
  Reserve
  Subaccounts

  	
   

  	
  49

  
	
  Reserves

  	
   

  	
  49

  
	
  Respond

  	
   

  	
  44

  
	
  Response

  	
   

  	
  44

  
	
  Restoration

  	
   

  	
  27

  
	
  Restoration
  Threshold

  	
   

  	
  27

  
	
  Restore

  	
   

  	
  27

  
	
  S&P

  	
   

  	
  12

  
	
  SEC

  	
   

  	
  55

  
	
  Securities

  	
   

  	
  60

  
	
  Securitization

  	
   

  	
  60

  
	
  ShopKo

  	
   

  	
  9

  
	
  Side-Letter
  Agreement

  	
   

  	
  53

  
	
  Spirit

  	
   

  	
  55

  
	
  Store
  141

  	
   

  	
  67

  
	
  Store
  141 Property

  	
   

  	
  67

  
	
  Substitute
  Property

  	
   

  	
  23

  
	
  Tangible
  Net Worth

  	
   

  	
  20

  

 

iii

 

	
  Tank
  Insurance

  	
   

  	
  11

  
	
  Tenant

  	
   

  	
  1, 52

  
	
  Tenant
  Audited Reporting Financials

  	
   

  	
  56

  
	
  Tenant
  Indemnified Parties

  	
   

  	
  26

  
	
  Tenant
  Indemnified Party

  	
   

  	
  26

  
	
  Tenant
  Reporting Financials

  	
   

  	
  56

  
	
  Tenant
  Unaudited Reporting Financials

  	
   

  	
  56

  
	
  Tenant’s
  Mortgagee

  	
   

  	
  54

  
	
  Tenant’s
  Personalty

  	
   

  	
  14

  
	
  Term

  	
   

  	
  1

  
	
  Terrorism
  Insurance

  	
   

  	
  11

  
	
  Terrorism
  Insurance Cap

  	
   

  	
  11

  
	
  Terrorism
  Insurance Required Amount

  	
   

  	
  11

  
	
  Transaction

  	
   

  	
  22

  
	
  TSCA

  	
   

  	
  43

  
	
  Warranties

  	
   

  	
  17

  

 

iv

 

Table of Contents

 

	
   

  	
   

  	
   

  	
   

  	
  Page

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  1. GRANT AND TERM

  	
   

  	
  1

  
	
  1.01

  	
   

  	
  Grant
  of Lease

  	
   

  	
  1

  
	
  1.02

  	
   

  	
  Term
  of Lease

  	
   

  	
  1

  
	
  1.03

  	
   

  	
  Extension
  Options

  	
   

  	
  1

  
	
  1.04

  	
   

  	
  Base
  Rent Reset

  	
   

  	
  2

  
	
  1.05

  	
   

  	
  Lease
  Year Defined

  	
   

  	
  2

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  2. RENT

  	
   

  	
  2

  
	
  2.01

  	
   

  	
  Base
  Rent

  	
   

  	
  2

  
	
  2.02

  	
   

  	
  Manner
  of Payment

  	
   

  	
  3

  
	
  2.03

  	
   

  	
  Net
  Lease

  	
   

  	
  3

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  3. IMPOSITIONS

  	
   

  	
  4

  
	
  3.01

  	
   

  	
  Tenant
  to Pay Impositions

  	
   

  	
  4

  
	
  3.02

  	
   

  	
  Receipt
  of Payment

  	
   

  	
  4

  
	
  3.03

  	
   

  	
  Exclusions.

  	
   

  	
  5

  
	
  3.04

  	
   

  	
  Contest

  	
   

  	
  5

  
	
  3.05

  	
   

  	
  Reduction
  of Assessed Valuation

  	
   

  	
  6

  
	
  3.06

  	
   

  	
  Joinder
  of Landlord

  	
   

  	
  6

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  4. USE; COMPLIANCE

  	
   

  	
  6

  
	
  4.01

  	
   

  	
  Use

  	
   

  	
  6

  
	
  4.02

  	
   

  	
  Compliance

  	
   

  	
  6

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  5. UTILITIES

  	
   

  	
  8

  
	
  5.01

  	
   

  	
  Payment
  for Utilities

  	
   

  	
  8

  
	
  5.02

  	
   

  	
  Utilities

  	
   

  	
  8

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  6. INSURANCE

  	
   

  	
  9

  
	
  6.01

  	
   

  	
  Tenant’s
  Insurance.

  	
   

  	
  9

  
	
  6.02

  	
   

  	
  Blanket
  Policy

  	
   

  	
  13

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  7. RETURN OF PREMISES

  	
   

  	
  14

  
	
  7.01

  	
   

  	
  Surrender
  of Possession

  	
   

  	
  14

  
	
  7.02

  	
   

  	
  Trade
  Fixtures and Personal Property

  	
   

  	
  14

  
	
  7.03

  	
   

  	
  Survival

  	
   

  	
  14

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  8. HOLDING OVER

  	
   

  	
  14

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  9. CONDITION AND CARE OF PREMISES

  	
   

  	
  14

  
	
  9.01

  	
   

  	
  As-Is
  Condition

  	
   

  	
  14

  
	
  9.02

  	
   

  	
  Tenant’s
  Obligations

  	
   

  	
  14

  
	
  9.03

  	
   

  	
  Landlord
  Not Obligated

  	
   

  	
  15

  
	
  9.04

  	
   

  	
  Compliance
  with REA(s)

  	
   

  	
  15

  
	
  9.05

  	
   

  	
  Required
  Repairs

  	
   

  	
  17

  
	
  9.06

  	
   

  	
  Warranties

  	
   

  	
  17

  

 

ii

 

	
  ARTICLE
  10. RIGHTS RESERVED TO LANDLORD

  	
   

  	
  18

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  11. ALTERATIONS

  	
   

  	
  18

  
	
  11.01

  	
   

  	
  Alterations

  	
   

  	
  18

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  12. ASSIGNMENT AND SUBLETTING

  	
   

  	
  19

  
	
  12.01

  	
   

  	
  Assignment

  	
   

  	
  19

  
	
  12.02

  	
   

  	
  Change
  of Control

  	
   

  	
  20

  
	
  12.03

  	
   

  	
  Subletting
  and Non-Disturbance

  	
   

  	
  21

  
	
  12.04

  	
   

  	
  Assignment
  by Landlord

  	
   

  	
  22

  
	
  12.05

  	
   

  	
  Substitution

  	
   

  	
  22

  
	
  12.06

  	
   

  	
  Concessionaires

  	
   

  	
  24

  
	
  12.07

  	
   

  	
  Limits
  on Assignment, Subletting and Substitution

  	
   

  	
  24

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  13. WAIVER OF CERTAIN CLAIMS; INDEMNITY BY TENANT

  	
   

  	
  25

  
	
  13.01

  	
   

  	
  Waiver
  of Certain Claims

  	
   

  	
  25

  
	
  13.02

  	
   

  	
  Tenant
  Responsible for Personal Property

  	
   

  	
  25

  
	
  13.03

  	
   

  	
  Indemnification.

  	
   

  	
  25

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  14. USE OF CASUALTY INSURANCE PROCEEDS

  	
   

  	
  27

  
	
  14.01

  	
   

  	
  Tenant’s
  Obligation to Restore

  	
   

  	
  27

  
	
  14.02

  	
   

  	
  No
  Abatement of Rent

  	
   

  	
  28

  
	
  14.03

  	
   

  	
  Right
  to Terminate

  	
   

  	
  28

  
	
  14.04

  	
   

  	
  Reduction
  of Rent

  	
   

  	
  29

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  15. EMINENT DOMAIN

  	
   

  	
  29

  
	
  15.01

  	
   

  	
  Taking:
  Lease to Terminate

  	
   

  	
  29

  
	
  15.02

  	
   

  	
  Taking:
  Lease to Continue

  	
   

  	
  29

  
	
  15.03

  	
   

  	
  No
  Abatement of Rent

  	
   

  	
  30

  
	
  15.04

  	
   

  	
  Tenant’s
  Claim for Reimbursement

  	
   

  	
  30

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  16. DEFAULT

  	
   

  	
  31

  
	
  16.01

  	
   

  	
  Events
  of Default

  	
   

  	
  31

  
	
  16.02

  	
   

  	
  Rights
  and Remedies of Landlord

  	
   

  	
  32

  
	
  16.03

  	
   

  	
  Final
  Damages

  	
   

  	
  34

  
	
  16.04

  	
   

  	
  Removal
  of Personal Property

  	
   

  	
  35

  
	
  16.05

  	
   

  	
  Landlord’s
  Default

  	
   

  	
  35

  
	
  16.06

  	
   

  	
  Attorneys’
  Fees

  	
   

  	
  35

  
	
  16.07

  	
   

  	
  Tenant
  Waiver

  	
   

  	
  35

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  17. SUBORDINATION; LEASEHOLD MORTGAGE

  	
   

  	
  36

  
	
  17.01

  	
   

  	
  Subordination

  	
   

  	
  36

  
	
  17.02

  	
   

  	
  Liability
  of Mortgagee; Attornment

  	
   

  	
  36

  
	
  17.03

  	
   

  	
  Tenant
  Leasehold Mortgage.

  	
   

  	
  37

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  18. MORTGAGEE PROTECTION

  	
   

  	
  40

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  19. ESTOPPEL CERTIFICATE

  	
   

  	
  40

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  20. REPRESENTATIONS AND WARRANTIES OF TENANT

  	
   

  	
  40

  
	
  20.01

  	
   

  	
  Organization,
  Authority and Status of Tenant

  	
   

  	
  40

  
	
  20.02

  	
   

  	
  Enforceability

  	
   

  	
  41

  

 

iii

 

	
  20.03

  	
   

  	
  Property
  Condition

  	
   

  	
  41

  
	
  20.04

  	
   

  	
  Litigation

  	
   

  	
  41

  
	
  20.05

  	
   

  	
  Compliance
  With OFAC Laws

  	
   

  	
  41

  
	
  20.06

  	
   

  	
  Ownership

  	
   

  	
  41

  
	
  20.07

  	
   

  	
  Absence
  of Breaches or Defaults

  	
   

  	
  41

  
	
  20.08

  	
   

  	
  Solvency

  	
   

  	
  41

  
	
  20.09

  	
   

  	
  Licenses
  and Permits

  	
   

  	
  42

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  21. NONWAIVER

  	
   

  	
  42

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  22. Intentionally Deleted

  	
   

  	
  42

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  23. REAL ESTATE BROKERS

  	
   

  	
  42

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  24. NOTICES

  	
   

  	
  42

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  25. HAZARDOUS MATERIALS

  	
   

  	
  43

  
	
  25.01

  	
   

  	
  Defined
  Terms.

  	
   

  	
  43

  
	
  25.02

  	
   

  	
  Tenant’s
  Obligations with Respect to Environmental Matters

  	
   

  	
  44

  
	
  25.03

  	
   

  	
  Copies
  of Notices

  	
   

  	
  44

  
	
  25.04

  	
   

  	
  Landlord’s
  Right to Inspect

  	
   

  	
  45

  
	
  25.05

  	
   

  	
  Tests
  and Reports

  	
   

  	
  45

  
	
  25.06

  	
   

  	
  Tenant’s
  Obligation to Respond

  	
   

  	
  45

  
	
  25.07

  	
   

  	
  Landlord’s
  Right to Act

  	
   

  	
  46

  
	
  25.08

  	
   

  	
  Indemnification

  	
   

  	
  46

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  26. TITLE AND COVENANT AGAINST LIENS

  	
   

  	
  47

  
	
  26.01

  	
   

  	
  Title
  and Covenant Against Liens

  	
   

  	
  47

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  27. EXCULPATORY PROVISIONS

  	
   

  	
  48

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  28. QUIET USE AND ENJOYMENT

  	
   

  	
  48

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  29. CHARACTERIZATION OF LEASE

  	
   

  	
  48

  
	
  29.01

  	
   

  	
  Unseverable
  Lease

  	
   

  	
  48

  
	
  29.02

  	
   

  	
  Waiver

  	
   

  	
  49

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  30. RESERVES

  	
   

  	
  49

  
	
  30.01

  	
   

  	
  Reserves

  	
   

  	
  49

  
	
  30.02

  	
   

  	
  Satisfaction
  of Tenant’s Obligations

  	
   

  	
  50

  
	
  30.03

  	
   

  	
  Reserve
  Period; Maintenance Expenses

  	
   

  	
  50

  
	
  30.04

  	
   

  	
  Reserve
  Reversal Event

  	
   

  	
  50

  
	
  30.05

  	
   

  	
  Letter
  of Credit

  	
   

  	
  50

  
	
  30.06

  	
   

  	
  Defined
  Terms.

  	
   

  	
  51

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  31. MISCELLANEOUS

  	
   

  	
  52

  
	
  31.01

  	
   

  	
  Successors
  and Assigns

  	
   

  	
  52

  
	
  31.02

  	
   

  	
  Modifications
  in Writing

  	
   

  	
  52

  
	
  31.03

  	
   

  	
  Definition
  of Tenant

  	
   

  	
  52

  
	
  31.04

  	
   

  	
  Definition
  of Landlord

  	
   

  	
  52

  
	
  31.05

  	
   

  	
  Headings

  	
   

  	
  52

  
	
  31.06

  	
   

  	
  Time
  of Essence

  	
   

  	
  53

  
	
  31.07

  	
   

  	
  Default
  Rate of Interest

  	
   

  	
  53

  

 

iv

 

	
  31.08

  	
   

  	
  Severability

  	
   

  	
  53

  
	
  31.09

  	
   

  	
  Entire
  Agreement

  	
   

  	
  53

  
	
  31.10

  	
   

  	
  Force
  Majeure

  	
   

  	
  53

  
	
  31.11

  	
   

  	
  Memorandum
  of Lease

  	
   

  	
  53

  
	
  31.12

  	
   

  	
  No
  Construction Against Preparer

  	
   

  	
  54

  
	
  31.13

  	
   

  	
  Waiver
  of Landlord’s Lien

  	
   

  	
  54

  
	
  31.14

  	
   

  	
  Investment
  Tax Credits

  	
   

  	
  54

  
	
  31.15

  	
   

  	
  Signage

  	
   

  	
  54

  
	
  31.16

  	
   

  	
  Definition
  of CPI

  	
   

  	
  54

  
	
  31.17

  	
   

  	
  Financial
  Statements.

  	
   

  	
  55

  
	
  31.18

  	
   

  	
  State-Specific-Provisions

  	
   

  	
  59

  
	
  31.19

  	
   

  	
  Counterparts

  	
   

  	
  59

  
	
  31.20

  	
   

  	
  Mortgagee
  Consent

  	
   

  	
  59

  
	
  31.21

  	
   

  	
  Waiver
  of Jury Trial and Certain Damages

  	
   

  	
  60

  
	
  31.22

  	
   

  	
  Securitizations

  	
   

  	
  60

  
	
  31.23

  	
   

  	
  No
  Merger

  	
   

  	
  61

  
	
  31.24

  	
   

  	
  Fair
  Market Rent

  	
   

  	
  61

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE
  32. OVERLEASES

  	
   

  	
  62

  
	
  32.01

  	
   

  	
  Overleases

  	
   

  	
  62

  

 

v

 

	
  Exhibits:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Exhibit
  A-1

  	
   

  	
  List
  of Fee Properties

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Exhibit
  A-2

  	
   

  	
  List
  of Leasehold Properties

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Exhibit
  A-3

  	
   

  	
  Legal
  Description of Each Parcel

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Exhibit
  A-4

  	
   

  	
  List
  of Overleases

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Exhibit
  B

  	
   

  	
  Limited
  Rent Determination/Adjustment Formula

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Exhibit
  C

  	
   

  	
  Form
  of Estoppel Letter

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Exhibit
  D

  	
   

  	
  Form
  of Sublease Non-Disturbance Agreements

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Exhibit
  E

  	
   

  	
  Form
  of Mortgagee Non-Disturbance Agreement

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Exhibit
  F

  	
   

  	
  Form
  of Landlord Agreement

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Exhibit
  G

  	
   

  	
  Form
  of Memorandum of Lease

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Exhibit
  H

  	
   

  	
  State
  Specific Provisions

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Exhibit
  I

  	
   

  	
  Required
  Repairs

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Exhibit
  J

  	
   

  	
  Form
  Income and Expense Statement for Individual

  
	
   

  	
   

  	
   

  	
   

  	
  Property
  Location

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Schedules:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Schedule
  12.01

  	
   

  	
  Officer’s
  Certificate (Assignment)

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Schedule
  12.03

  	
   

  	
  Officer’s
  Certificate (Subletting)

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Schedule
  16.01(j)

  	
   

  	
  Other
  Lease

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Schedule
  31.17(g)

  	
   

  	
  Form
  of Confidentiality Agreement

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Schedule
  31.17(h)

  	
   

  	
  Officer’s
  Certificate (Financial Reports)

  

 

vi

 

MASTER LEASE

 

THIS MASTER LEASE (hereinafter, this “Lease”) is made and
entered into as of the 31st day of
May 2006 (the “Effective Date”), by and between SPIRIT SPE PORTFOLIO
2006-1, LLC and SPIRIT SPE PORTFOLIO 2006-2, LLC, each a Delaware limited
liability company (hereinafter, collectively, “Landlord”), and SHOPKO
STORES OPERATING CO., LLC, a Delaware limited liability company (hereinafter “Tenant”).

 

ARTICLE 1.

GRANT AND TERM

 

1.01         Grant of Lease. Landlord, for and in consideration of the
rents reserved herein and of the covenants and agreements contained herein on
the part of Tenant to be performed, hereby leases to Tenant, and Tenant hereby
leases from Landlord, those certain parcels of land owned by Landlord in fee
and listed on Exhibit A-1 attached hereto and made a part hereof (the “Fee
Properties”) and those certain parcels of land held by Landlord as the
tenant under a lease, if any, in effect as of the date hereof (each such lease,
an “Overlease” and collectively, the “Overleases”) and listed on Exhibit
A-2 attached hereto and made a part hereof (the “Leasehold Properties”;
the Fee Properties and Leasehold Properties are each, a “Parcel” and
collectively, the “Parcels” and legally described on Exhibit A-3
attached hereto and made a part hereof and the Overleases are listed on Exhibit
A-4 attached hereto and made a part hereof) and all of the buildings
located on each of the Parcels (each, a “Building” and collectively the
“Buildings”) and with respect to each Parcel, all other improvements
erected or situated on each such Parcel, including, but not limited to, to the
extent they exist, parking areas; access roads; entrances and driveways;
lighting facilities; grass, shrubs, trees and landscaping; retaining walls;
passageways, sidewalks and curbs; culverts; retention basins and drainage
facilities; directional and shopping center pylons or monuments; sewer and
sewage disposal systems; water supply, electric lines; gas lines and other
service and utility lines, pipes and installations of every kind (each Parcel,
together with the Building and the other improvements located thereon, a “Property
Location” and collectively, the “Premises”), together with all
easements (including any rights under applicable construction, operating and/or
reciprocal easements agreements) over adjoining real property, rights of way,
hereditaments, interests in or to adjacent streets or alleys or other real
property and all the benefits thereunto belonging and appertaining to any
portion of the Premises.

 

1.02         Term of Lease. The term hereof shall commence on May 31,
2006 (the “Commencement Date”), and shall expire at 11:59 PM EST on May
31, 2026 (the “Expiration Date”), unless earlier terminated or extended
as provided in this Lease (the “Term”).

 

1.03         Extension Options. Landlord agrees that Tenant shall have, and
it is hereby granted, two (2) successive options (the “Extension Options”)
to extend the Term as to any Property Location or Property Locations, in
Tenant’s sole discretion, for a period of ten (10) years each (individually, an
“Extension Period”, and collectively, the “Extension Periods”),
each such Extension Period to begin respectively upon the expiration of the
initial Term or the prior Extension Period, as the case may be. All of the
terms, covenants and provisions of this Lease shall apply to each Extension
Period with respect to the Property Locations that Tenant elects to extend,
except that Base Rent (as defined in Section 2.01 below) for each of the
Extension

 

 

Periods shall continue to be
adjusted pursuant to the terms of Sections 1.04 and 2.01 below, payable
in equal monthly installments as Monthly Base Rent (as defined in Section
2.01). In order to exercise the Extension Options, Tenant shall give
Landlord notice of such exercise (which notice shall identify the Property
Locations that are to be extended) no later than one hundred twenty (120) days
prior to the end of the initial Term of this Lease or the prior Extension
Period, as the case may be; provided, however, that if Tenant shall fail to
give the notice within the aforesaid time limit, Tenant’s right to exercise its
option shall nevertheless continue during said one hundred twenty (120) day
period until thirty (30) days after Landlord shall have given Tenant notice of
Landlord’s election to terminate such option (“Landlord’s Notice”), and
Tenant may exercise such option at any time until the expiration of said thirty
(30) day period. It is the intention of the parties to avoid forfeiture of
Tenant’s rights to extend the Term under any of the options set forth in this
Lease through inadvertent failure to give the extension notice within the time
limits prescribed. Accordingly, if Tenant shall fail to give an extension
notice to Landlord for any of the Extension Periods, and if Landlord shall fail
to give Landlord’s Notice to Tenant, then until the expiration of thirty (30)
days following Landlord’s Notice, or until Tenant either exercises its option
to extend or notifies Landlord that it does not intend to exercise said option
to extend, the Term shall be extended automatically from month to month upon
all the terms and conditions then in effect, except that Monthly Base Rent
shall be increased in accordance with Article 8, and in no event shall
the Term extend beyond the last date of the last Extension Period. Upon the
failure of Tenant to exercise one or any of the options herein following
Landlord’s Notice, and, in any event, upon expiration of the last of such
Extension Periods, Tenant shall have no further or additional right to renew or
extend this Lease.

 

1.04         Base Rent Reset. Notwithstanding the terms and provisions of
Section 1.03, upon the commencement of each Extension Period of this
Lease, the Base Rent shall be reset as determined in accordance with Section
31.24 hereof (the “FMV Reset”). The parties shall commence the
process for determining fair market rent upon Tenant’s delivery to Landlord of
written notice requesting such determination; provided, however, such notice
shall be delivered at least three (3) months, but in no event earlier than
eight (8) months, before the date for exercising the Extension Option for such
Extension Period. The foregoing shall in no way affect the Base Rent
adjustments under Section 2.01; provided, however, in the event the
commencement of an Extension Period shall occur on an Adjustment Date (as
defined in Section 2.01 below), the FMV Reset shall be the only
adjustment to Base Rent.

 

1.05         Lease Year Defined. As used in this Lease, the term “Lease
Year” shall mean (a) if the Commencement Date is the first (1st) day of a calendar month, the twelve (12) month period commencing on
the Commencement Date or (b) if the Commencement Date is not the first (1st) day of a calendar month, the period commencing on the Commencement
Date and ending on the last day of the twelfth (12th)
full calendar month of the Term, and in either case, each succeeding twelve
(12) month period thereafter which falls in whole or in part during the Term.

 

ARTICLE 2.

RENT

 

2.01         Base Rent. Throughout the Term, Tenant shall pay to
Landlord an annual base rent for the Premises (the “Base Rent”), without
notice or demand. The Base Rent for the first

 

2

 

Lease Year shall be equal to
Sixty Six Million Four Hundred Thirty Three Thousand One Hundred Thirty Nine
and 98/100 Dollars ($66,433,139.98). Subject to Section 1.04, on June 1,
2009 and every third anniversary thereafter during the Term (the “Adjustment
Date”), the Base Rent shall increase by the lesser of (a) 1.25 multiplied
by the product of (i) the Base Rent in effect immediately prior to the
applicable Adjustment Date and (ii) the CPI Increase (as defined in Section
31.16) or (b) 6% of the Base Rent in effect immediately prior to the
applicable Adjustment Date. Base Rent shall be payable in equal monthly
installments (hereinafter referred to as “Monthly Base Rent”), in advance,
on the first (1st) day of the Term and on the first (1st) day of each calendar month thereafter of the Term. If the Term begins
on any day except the first (1st) day of a calendar month or ends on any day
except the last day of a calendar month, the Monthly Base Rent shall be
prorated by multiplying the Monthly Base Rent by a fraction, the numerator of
which is the number of days remaining in the month (including the Effective
Date) and the denominator of which is the total number of days in such month.

 

2.02         Manner of Payment. Upon the Effective Date, Landlord shall
deliver to Tenant a confirmation of Landlord’s account information allowing
Tenant to establish arrangements whereby payments of the Base Rent and all
other amounts becoming due from Tenant to Landlord hereunder are transferred by
Automated Clearing House Debit initiated by Tenant from an account established
by Tenant at a United States bank or other financial institution to such
account as Landlord may designate. Tenant shall continue to pay all Base Rent
by Automated Clearing House Debit unless otherwise designated from time to time
by written notice from Landlord to Tenant.

 

2.03         Net Lease. It is the intention of the parties hereto
that the obligations of Tenant hereunder shall be separate and independent
covenants and agreements, that any Base Rent, Impositions and all other sums
payable by Tenant hereunder (hereinafter collectively referred to as “Rent”)
shall continue to be payable in all events, and that the obligations of Tenant
hereunder shall continue unaffected, unless the requirement to pay or perform
the same shall have been terminated or reduced pursuant to an express provision
of this Lease or by operation of law. This is a net lease and Base Rent,
Impositions, and all other items of Rent and all other sums payable hereunder
by Tenant shall be paid without notice or demand, and without setoff,
counterclaim, abatement, deferment, or deduction, except as otherwise
specifically set forth herein or provided by Laws (as defined in Section
4.02), and Tenant shall enforce any rights against Landlord in an
independent action; provided, however, in no event shall Tenant be liable for
any interest, principal, late fees or other expenses relating to any debt
incurred by Landlord or other costs incurred by Landlord in financing or
refinancing the Premises. Except as provided under bankruptcy, insolvency,
reorganization or other proceeding affecting Landlord, Tenant agrees that,
except as otherwise expressly provided herein, it shall not take any action to
terminate, rescind or avoid this Lease notwithstanding (a) the exercise of any
remedy, including foreclosure, under any Mortgage (as defined in Section
17.01 below), (b) any action with respect to this Lease (including the
disaffirmance hereof) which may be taken by Landlord under the Federal
Bankruptcy Code or otherwise, (c) a Condemnation of the Premises or any portion
thereof (except as expressly provided herein), (d) the prohibition or
restriction of Tenant’s use of the Premises under any Laws (as defined in Section
4.02 below), or (e) a Casualty Event affecting the Premises or any
portion thereof (except as expressly provided herein).

 

3

 

ARTICLE 3.

IMPOSITIONS

 

3.01         Tenant to Pay Impositions. Tenant shall pay or cause to be paid,
directly to the applicable taxing authority (except as otherwise expressly set
forth in Section 30.01 hereof) in a timely manner and as
hereinafter provided, all of the following items, if any, to the extent that such
items arise out of the use, ownership or operation of each Property Location
that accrue during the Term (each, an “Imposition” and collectively, the
“Impositions”): (a) real property taxes and assessments; (b) taxes on
personal property, trade fixtures and improvements located on or relating to
the Premises, whether belonging to Landlord or Tenant; (c) occupancy and rent
taxes; (d) levies; (e) gross receipts, excise or similar taxes (i.e., taxes
customarily based upon gross income or receipts which fail to take into account
deductions relating to any Property Location) imposed or levied upon, assessed
against or measured by Base Rent or other Rent payable hereunder, but only to
the extent that such taxes would be payable if such Property Location (together
with any other Property Locations owned by Landlord and subject to this Lease)
were the only properties of Landlord; (f) all excise, franchise,
privilege, license, sales, value added, use and similar taxes imposed upon the
Rent or other monies owed hereunder, or upon the leasehold estate of either
party (other than, transfers, sales or similar taxes imposed in connection with
a direct or indirect transfer of Landlord’s leasehold estate);
(g) payments in lieu of each of the foregoing, whether or not expressly so
designated; (h) fines, penalties and other similar or like governmental
charges applicable to any of the foregoing and any interest or costs with
respect thereto solely attributable to the acts of Tenant; and (i) any and
all other federal, state, county and municipal governmental and
quasi-governmental levies, assessments or taxes and charges, general and
special, ordinary and extraordinary, foreseen and unforeseen, of every kind and
nature whatsoever, and any interest or costs with respect thereto, which are
due and payable or accrue at any time during the Term. Each such Imposition, or
installment thereof, during the Term shall be paid before the last day the same
may be paid without fine, penalty, interest or additional cost; provided,
however, that if, in accordance with Laws, any Imposition may, at the option of
the taxpayer, be paid in installments (whether or not interest shall accrue on
the unpaid balance of such Imposition) (“Installments”), Tenant may
exercise the option to pay the same in such Installments and shall be
responsible for the payment of such Installments only, provided that all such
Installment payments relating to periods prior to the expiration of the Term
are required to be made prior to the Expiration Date or early termination of
this Lease. Notwithstanding anything contained in this Section 3.01 to
the contrary, (i) ”Impositions” shall include all real property taxes and
assessments which were assessed, levied or imposed or which accrued prior to
the Term if payable during the Term, and Tenant shall promptly pay such items
as and when they become due and payable, and (ii) any real property taxes
and assessments which accrue during the Term but become payable after the Term
shall continue to be Tenant’s obligation or responsibility to pay.

 

3.02         Receipt of Payment. Tenant shall furnish to Landlord, within
thirty (30) days after each Imposition is due, evidence reasonably satisfactory
to Landlord evidencing the payment of an Imposition. Landlord and Tenant shall
notify the appropriate governmental authorities to deliver bills or invoices
for Impositions directly to Tenant. Notwithstanding anything in this Lease to
the contrary, if Landlord and Tenant are unable, after having made commercially
reasonable efforts to do so, to cause direct billing of Impositions to Tenant’s
address, and Landlord fails to promptly (but in any event within ten (10)
business days after

 

4

 

receipt thereof), deliver to
Tenant any bill or invoice with respect to any Impositions that Landlord may
receive and Tenant’s payment of such Impositions within twenty (20) business
days after receipt of the tax bill results in the imposition of interest,
penalties and/or late fees, then Landlord shall be responsible for such
interest, penalties and/or late fees.

 

3.03         Exclusions.

 

(a)           Except as provided in Section 3.03(b)
hereinbelow, nothing contained in this Article 3 shall require
Tenant to pay foreign, state, local or federal income, inheritance, estate,
succession, capital levy, capital stock, stamp, transfer (except transfers
occurring as a result of Tenant exercising its right of substitution under Section
12.05 hereof), excess profit, revenue, gift or similar taxes of Landlord.
For these purposes, income taxes shall include (i) taxes, however labeled,
determined by reference to income, and (ii) any tax, however labeled,
imposed on one or more alternative bases, where one or more of such alternative
bases is based on income and the tax is in fact imposed on the income base;
provided, however, that the maximum additional amount of Impositions with
respect to a calendar year that Tenant may be responsible for hereunder as a
result of the inclusion of “and the tax is in fact imposed on the net income
base” may not exceed $50,000. Where a tax may be imposed on one or more
alternative bases, one or more of which is based on income, and it is not in
fact imposed on the income base, the tax actually imposed will be treated as an
income tax hereunder to the extent of the amount that would have been imposed
had the tax been imposed on an income base.

 

(b)           If, at any time during the Term, a tax or
excise on Base Rent or other Rent or the right to receive rents or other tax,
however described, is levied or assessed against Landlord as a substitute in
whole or in part for any Impositions theretofore payable by Tenant, Tenant
shall pay and discharge such tax or excise on Base Rent or other Rent or other
tax before interest or penalties accrue, and the same shall be deemed to be an Imposition
levied against the Premises.

 

3.04         Contest. Tenant shall have the right to contest (in
the case of any item involving more than $10,000, after written notice to
Landlord) the amount or validity, in whole or in part, of any Imposition by
appropriate legal proceedings diligently conducted in good faith, at Tenant’s
sole cost and expense, provided that (a) no Default (as defined in Section
16.01 below) by Tenant has occurred and is continuing; (b) such proceeding
shall be permitted under and be conducted in accordance with the provisions of
any other instrument to which Tenant is bound as a direct party and any REAs
(as defined in Section 9.04 below) and Overleases and shall not
constitute a default thereunder and such proceeding shall be conducted in
accordance with all applicable Laws; (c) no Property Location nor any part
thereof or interest therein will be in danger of being sold, forfeited,
terminated, cancelled or lost as a result of such proceedings; (d) such
proceeding shall suspend the collection of such contested Imposition from the
applicable Property Location; and (e) Tenant shall furnish such security as may
be required by the appropriate governmental authorities in connection with the
proceeding. Upon the termination of such proceedings, it shall be the
obligation of Tenant to pay the amount of such Imposition or part thereof as
finally determined in such proceedings, the payment of which may have been
deferred during the prosecution of such proceedings, together with any costs,
fees (including attorneys’ fees and disbursements), interest, penalties or
other liabilities in connection therewith.

 

5

 

3.05         Reduction of Assessed
Valuation. Subject to
the provisions of Section 3.04, Tenant shall have the right to seek
a reduction in the assessed valuation of each Property Location for real
property tax purposes and to prosecute any action or proceeding in connection
therewith.

 

3.06         Joinder of Landlord. Landlord shall join and reasonably
cooperate in any proceedings referred to in Sections 3.04 and 3.05 or
permit the same to be brought in its name but shall not be liable for the
payment of any costs or expenses in connection with any such proceedings, and
Tenant shall reimburse (as incurred) and indemnify Landlord (promptly upon
demand) for any and all costs or expenses which Landlord may sustain or incur
in connection with any such proceedings.

 

ARTICLE 4.

USE; COMPLIANCE

 

4.01         Use. Tenant shall have the right to use and
occupy the Premises for any retail purpose or for any other use or purpose
permitted by the applicable zoning authority and otherwise by Laws and, as
applicable, any REAs or Overleases. Tenant shall have the right to cease
operations for business (“go dark”) in up to ten percent (10%) of the aggregate
of the (a) rentable square footage of the Premises covered by this Lease at the
time of determination, and (b) rentable square footage of the leased
premises under the Other Lease at the time of determination. Notwithstanding
the foregoing, (i) as to any particular Property Location, if less than fifty
percent (50%) of the rentable square footage of such Property Location is not
operating for business, no portion of such Property Location shall be
considered “dark”, (ii) no portion of a Property Location shall be considered
“dark” unless such Property Location is “dark” for more than twelve (12)
consecutive months, (iii) no portion of a Property Location shall be considered
“dark” if Tenant ceases business operations in such Property Location in
connection with a casualty, condemnation, Capital Improvement (as defined in Article
11) or Force Majeure (as defined in Section 31.10), and
(iv) Tenant shall have the right to “go dark” in one (1) distribution
center and such Property Location shall not count against the ten percent (10%)
limitation set forth above. Tenant shall provide Landlord with written notice
of a “go dark” Property Location, and an officer’s certificate of Tenant
(1) certifying compliance with all of the square footage requirements set
forth in the foregoing subsections (a), (b) and (i), and the other requirements
or conditions set forth in the foregoing subsections (ii), (iii) and (iv), and
(2) attaching a schedule of square footage calculations in support thereof
(provided, however, that Tenant’s failure to deliver such notice and officer’s
certificate to Landlord shall not constitute a default under this Lease).
Notwithstanding the foregoing, the terms and provisions of this Lease and
Tenant’s obligations hereunder (including without limitation, the payment of
Base Rent and other Rent without reduction except as set forth in Articles 14
and 15, the maintenance of insurance as required under Article 6 and
Tenant’s maintenance obligations under Section 9.02) shall remain in
full force and effect with respect to any Property Location that has gone
“dark”.

 

4.02         Compliance. Tenant’s use and occupation of each of the
Property Locations, and the condition thereof, shall, at Tenant’s sole cost and
expense, comply fully with all Legal Requirements (defined below), and all
restrictions, covenants and encumbrances of record (including any owner
obligations under such Legal Requirements), with respect to the Premises, in
either event, the failure with which to comply could have a Material Adverse
Effect (defined

 

6

 

below). Without in any way
limiting the foregoing provisions, Tenant shall comply with all Legal
Requirements relating to money laundering, anti-terrorism, trade embargos,
economic sanctions, and the Americans with Disabilities Act of 1990, as such
act may be amended from time to time, and all regulations promulgated
thereunder, as they affect the Premises now or hereafter in effect. Tenant
shall comply with all Legal Requirements and directives of governmental
authorities and, upon receipt thereof, shall provide to Landlord copies of all
notices, reports and other communications exchanged with, or received from,
governmental authorities relating to any actual or alleged noncompliance event,
the failure of which to comply could have a Material Adverse Effect. Tenant
shall also reimburse Landlord for all Costs (defined below) incurred by
Landlord in evaluating the effect of such an event on the Premises and this
Lease (to the extent Tenant is not using reasonable efforts to comply with such
an event and Landlord makes a reasonable and good faith determination that such
evaluation is necessary), in obtaining any necessary licenses from governmental
authorities as may be necessary for Landlord to enforce its rights hereunder,
and in complying with all Legal Requirements applicable to Landlord as the
result of the existence of such an event, and for any penalties or fines
imposed upon Landlord as a result thereof. Tenant will use commercially
reasonable efforts to prevent any act or condition to exist on or about the
Premises which will materially increase any insurance rate thereon except when
such acts are required in the normal course of its business, and in any event,
Tenant shall pay for such increase; provided, however, the foregoing provision
shall not in any way prevent Tenant from having the right to use and occupy the
Premises in accordance with Section 4.01 above. Except to the extent of
Landlord’s willful wrongful acts or gross negligence (provided that the term
“gross negligence” used in this Section shall not include gross negligence
imputed as a matter of law to any of the Landlord Indemnified Parties (as
defined in Section 13.03(a)) solely by reason of Landlord’s interest in
any Property Location or Tenant’s failure to act in respect of matters which
are or were the obligation of Tenant under this Lease), Tenant agrees that it
will defend, indemnify and hold harmless the Landlord Indemnified Parties from
and against any and all Losses (defined below) caused by, incurred or resulting
from Tenant’s failure to comply with its obligations under this Section.

 

For
purposes hereof:

 

“Costs”
means all reasonable costs and expenses incurred by a Person (defined in Section
20.05 below), including, without limitation, reasonable attorneys’ fees and
expenses, court costs, expert witness fees, costs of tests and analyses, travel
and accommodation expenses, deposition and trial transcripts, copies and other
similar costs and fees, and appraisal fees, as the circumstances require.

 

“Laws”
means any constitution, statute, rule of law, code, ordinance, order, judgment,
decree, injunction, rule, regulation, policy, requirement or administrative or
judicial determination, even if unforeseen or extraordinary, of every duly
constituted governmental authority, court or agency, now or hereafter enacted
or in effect.

 

“Legal
Requirements” means the requirements of all present and future Laws
(including, without limitation, Environmental Laws (defined in Section
25.01(b) below) and Laws relating to accessibility to, usability by, and
discrimination against, disabled individuals), all judicial and administrative
interpretations thereof, including any judicial order, consent, decree or
judgment,

 

7

 

and
all covenants, restrictions and conditions now or hereafter of record which may
be applicable to the Property Locations, or to the use, manner of use,
occupancy, possession, operation, maintenance, alteration, repair or
restoration of any of the Property Locations, even if compliance therewith
necessitates structural changes or improvements or results in interference with
the use or enjoyment of any of the Property Locations.

 

“Losses”
means any and all claims, suits, liabilities (including, without limitation,
strict liabilities), actions, proceedings, obligations, debts, damages, losses,
Costs, fines, penalties, interest, charges, fees, judgments, awards, amounts
paid in settlement and damages of whatever kind or nature, inclusive of bodily
injury and property damage to third parties (including, without limitation,
attorneys’ fees and other Costs of defense).

 

“Material
Adverse Effect” means a material adverse effect on (a) any of the
Property Locations, including, without limitation, the operation of any of the
Property Locations and/or the value of any of the Property Locations;
(b) Tenant’s ability to perform its obligations under this Lease; or
(c) Landlord’s interests in any of the Property Locations or this Lease.

 

ARTICLE 5.

UTILITIES

 

5.01         Payment for Utilities. Tenant will pay, when due, all such charges
which accrue during the Term of every nature, kind or description for utilities
furnished to any Property Location or chargeable against any Property Location,
including all charges for water, sewage, heat, gas, light, garbage,
electricity, telephone, steam, power, or other public or private utility
services. Prior to commencement of the Term, Tenant shall pay for all utilities
or services at any Property Location used by it or its affiliates, agents,
employees or contractors.

 

5.02         Utilities. Tenant shall have the right to choose and
shall be responsible for contracting directly with all suppliers of utility
services. In the event that any charge or fee is required by the state in which
any Property Location is located or by any agency, subdivision or
instrumentality thereof, or by any utility company or other entity furnishing
services or utilities to such Property Location, as a condition precedent to
furnishing or continuing to furnish utilities or services to such Property
Location, such charge or fee shall be deemed to be a utility charge payable by
Tenant. The provisions of this Article 5 shall include, but shall not be
limited to, any charges or fees for present or future water or sewer capacity
to serve each Property Location, any charges for the underground installation
of gas or other utilities or services, and other charges relating to the
extension of or change in the facilities necessary to provide each Property
Location with adequate utility services. Tenant may elect to cause the separate
metering of utilities to various portions of any Building. If Tenant makes such
an election, the costs of such separate metering shall be at the sole and
exclusive cost of Tenant. In the event Tenant fails to pay any such charge or
fee contemplated by this Section 5.02, Landlord shall have the
right, but not the obligation, to pay such charges or fees on Tenant’s behalf
and Tenant shall reimburse Landlord for such utility charge upon Landlord’s
demand therefor with interest accruing at the rate provided in Section 31.07.
The inability of Tenant to obtain, or any stoppage of, the utility services
referred to in this Article 5 resulting from any cause (other than
Landlord’s gross negligence or willful wrongful acts) shall not make Landlord
liable in any respect for damages of

 

8

 

any kind to any Person,
property or business, or entitle Tenant to any abatement of Rent or other
relief from any of Tenant’s obligations under this Lease.

 

ARTICLE 6.

INSURANCE

 

6.01         Tenant’s Insurance.

 

(a)           Tenant shall obtain and maintain the
following coverages for all properties at its sole cost and expense:

 

(i)            “All Risk” or “Special Form” Property
Insurance with a One Hundred Million Dollars ($100,000,000) per occurrence
limit, with no aggregate for the peril of windstorm, tornado and hail, on the
Buildings and Tenant’s Personalty (as defined in Section 7.02) located
on each Property Location, (1) in an amount equal to one hundred percent
(100%) of the full replacement cost, (2) containing an agreed amount
endorsement waiving all co-insurance provisions; (3) providing for no
deductible in excess of (a) One Hundred Thousand Dollars ($100,000) or (b) in
the event that the Insurance Deductible Letter of Credit (defined below) is in
full force and effect, Five Hundred Thousand Dollars ($500,000); and
(4) providing coverage for contingent liability from Operation of Building
Laws, Demolition Costs and Increased Cost of Construction under an “Ordinance
or Law Coverage” or “Enforcement” endorsement if any of the improvements or the
use of each individual Property Location shall at any time constitute legal
non-conforming structures or uses. The full replacement cost shall be
redetermined from time to time (but not more frequently than once in any
twenty-four (24) calendar months) at the request of Landlord by an appraiser or
contractor designated and paid by Tenant and approved by Landlord, or by an engineer
or appraiser in the regular employ of the insurer and at the expense of Tenant. After the first
appraisal, additional appraisals may be based on construction cost indices
customarily employed in the trade. For purposes of this Section 6.01(a)(i),
the term “Insurance Deductible Letter of Credit” shall mean a letter of
credit, combined for ShopKo Stores Operating Co., LLC (“ShopKo”) and
Pamida Stores Operating Co., LLC (“Pamida”) so long as they jointly
procure insurance, in an amount equal to Four Hundred Thousand Dollars
($400,000.00), naming Landlord or, at Landlord’s option, its Mortgagee (as
defined in Section 17.01 below) as the sole beneficiary thereof, which
letter of credit shall (A) be a transferable, clean, irrevocable,
unconditional, standby letter of credit in form, substance and amount
reasonably satisfactory to Landlord in its reasonable discretion, issued or
confirmed by a commercial bank with a long term debt obligation rating of “AA”
or better (or a comparable long term debt obligation rating) as assigned
nationally-recognized statistical rating agency, (B) be payable upon
presentation of a sight draft only to the order of Landlord or its Mortgagee at
a New York City bank, (C) have an initial expiration date of not less than one
(1) year and shall be automatically renewed for successive twelve (12) month
periods for the Term, (D) provide for multiple draws, and (E) be transferable
by Landlord or its Mortgagee, and its successors and assigns at a New York City
bank.

 

(ii)           Commercial General Liability insurance (“Liability
Insurance”) against liability for bodily injury and death, property damage,
personal and advertising injury, liquor (to the extent liquor is sold or
manufactured on any Property Location), optometrist and druggist professional
liability (to the extent optometric and pharmacy operations exist on any

 

9

 

Property Location) on each
Property Location, such Liability Insurance (1) to be on an “occurrence”
form with a combined single limit of not less than One Million Dollars
($1,000,000) per occurrence and Two Million Dollars ($2,000,000) in the
aggregate and to continue at not less than the aforesaid limit until required
to be changed by Landlord in writing by reason of changed economic conditions
making such protection inadequate; and (2) to provide coverage for
premises and operations, products and completed operations on an “if any”
basis, independent contractors, blanket contractual liability for all written
and oral contracts and contractual liability covering the indemnities contained
in this agreement. The deductible for Liability Insurance coverage shall not
exceed Two Hundred Fifty Thousand Dollars ($250,000).

 

(iii)          Workers’ Compensation insurance providing
statutory benefits and Employers Liability insurance with a limit of at least
One Million Dollars ($1,000,000) for all Persons employed by Tenant at or in
connection with each Property Location;

 

(iv)          Business Interruption/Loss of Rents insurance
(1) covering all risks required to be covered by the insurance provided
for in Section (i) above; (2) in an amount equal to one hundred
percent (100%) of the projected gross income from each individual Property
Location (on an actual loss sustained basis) for a period continuing until the
restoration of the individual Property Location is completed; the amount of
such business interruption/loss of rents insurance shall be determined prior to
the signing of this Lease and at least once each year thereafter based on
Tenant’s reasonable estimate of the gross earnings including one hundred
percent (100%) of rent payables for the succeeding twenty-four (24) month
period, and (3) containing an extended period of indemnity endorsement
which provides that after the physical loss to the Buildings, improvements or
Tenant’s Personalty has been repaired, the continued loss or income will be
insured until such income either returns to the same level it was at prior to
the loss, or the expiration of six (6) months from the date that the applicable
individual Property Location is repaired or replaced and operations are
resumed, whichever first occurs, and notwithstanding that the policy may expire
prior to the end of such period;

 

(v)           Comprehensive Boiler and Machinery insurance,
if applicable, in an amount equal to the greater of Five Million Dollars
($5,000,000) or full replacement cost of the Buildings, improvements and
Tenant’s Personalty on terms consistent with the “All Risk” Property insurance
required under subsection (i) above;

 

(vi)          Flood insurance, if any portion of a Building
is located in an area identified by the Secretary of Housing and Urban
Development or any successor thereto as an area having special flood hazard
pursuant to the National Flood Insurance Act of 1968, the Flood Disaster
Protection Act of 1973 or the National Flood Insurance Reform Act of 1994, as
each may be amended, or any successor law (the “Flood Insurance Acts”),
of the following types and in the following amounts (1) coverage under
policies issued pursuant to the Flood Insurance Acts (the “Flood Insurance
Policies”) in an amount equal to the maximum limit of coverage available
for the applicable individual Property Location under the Flood Insurance Acts,
subject only to customary deductibles under such policies and (2) Excess
Flood Insurance in an amount equal to the greater of (x) one hundred percent
(100%) of replacement cost of the Buildings (including the improvements)
located in the applicable individual Property Location, or (y) Ten Million
Dollars ($10,000,000) for Property Locations outside Flood Zone A or V;

 

10

 

(vii)         Earthquake insurance for locations with
Probable Maximum Loss percentages of 20 (PML 20%) or greater, and sinkhole and
mine subsidence insurance in amounts equal to one times (1x) the probable
maximum loss of each individual Property Location as determined by Landlord in
its sole discretion and in form and substance satisfactory to Landlord,
provided that with the exceptions for limits and deductibles the Earthquake
insurance shall be on terms consistent with the “All Risk” Property insurance
under subsection (i) above:

 

(viii)        Umbrella Liability insurance in an amount not
less than Seventy Five Million Dollars ($75,000,000) per occurrence on the
forms of Primary Commercial General Liability, Employers Liability, Optometrist
Professional Liability and Druggist Professional Liability;

 

(ix)           At all times during which structural
construction, repairs or alterations (including Capital Improvements) are being
made with respect to the Buildings and the other improvements (1) Owner’s
Contingent or Protective Liability insurance covering claims not covered by or
under the terms or provisions of the insurance provided in Section (ii)
above; and (2) Builders Risk insurance on a completed value form covering
against “all risks” insured against pursuant to Section (i) above shall
include permission to occupy each individual Property Location, and shall
contain an agreed amount endorsement waiving coinsurance provisions;

 

(x)            Insurance against terrorism, terrorist acts
or similar acts of sabotage (“Terrorism Insurance”) with coverage
amounts of not less than Two Hundred Million and 00/100 Dollars
($200,000,000.00) (the “Terrorism Insurance Required Amount”). Notwithstanding
the foregoing sentence, Tenant shall not be obligated to expend more than One
Hundred Fifty Thousand Dollars ($150,000), increased annually based on
increases in the CPI, in any fiscal year on insurance premiums for Terrorism
Insurance (the “Terrorism Insurance Cap”). If the cost of the Terrorism
Insurance Required Amount exceeds the Terrorism Insurance Cap, Tenant shall
purchase the maximum amount of Terrorism Insurance available with funds equal
to the Terrorism Insurance Cap;

 

(xi)           With respect to each Property Location on
which Tenant maintains a tank for the storage of Hazardous Materials, storage
tank liability insurance that provides for corrective action, third party
liability coverage, clean-up costs
and defense costs at all times during the Term in an amount not less than those
limits required to satisfy the financial responsibility requirements as
determined by Title 40 the Code of Federal Regulations, but in no event less
than Two Million Dollars ($2,000,000) per occurrence and Four Million Dollars
($4,000,000) in the aggregate (“Tank Insurance”); and

 

(xii)          Such other insurance and in such amounts from
time to time that Landlord or its Mortgagee may reasonably request against such
other insurable hazards which at the time are commonly insured against for
property similar to each individual Property Location in or around the region
in which the each individual Property Location is located.

 

(b)           Landlord shall be named as an “additional
insured” for Liability Insurance, as an “additional named insured” and as a
“loss payee” for Property Insurance, as an

 

11

 

“additional insured” for
Tank Insurance, and as a “loss payee” for rental value or business interruption
insurance. If any Property Location shall be subject to any Mortgage (as
defined in Section 17.01), the applicable Liability Insurance shall, if
required by such Mortgage, name the Mortgagee (as defined in Section 17.01)
as an additional insured and the Property, Business Interruption/Loss of Rents,
Boiler and Machinery, Flood, Earthquake and Terrorism insurance shall name the
Mortgagee as a “loss payee” under a standard “noncontributory mortgagee”
endorsement or its equivalent. In the case of Property, Boiler and Machinery,
and Flood insurance, each policy shall contain a so-called New York standard
non-contributing mortgagee clause in favor of any Mortgagee providing that the
loss thereunder shall be payable to Landlord and Mortgagee, as their interests
may appear.

 

(c)           All of Tenant’s insurance policies required
hereunder shall be in such form and shall be issued by such responsible
companies permitted to do business in the state where the applicable Property
Location is located. All such companies shall have a rating of “A” or better for
financial strength claims paying ability assigned by Moody’s Investors Service,
Inc. (if Moody’s Investors Service, Inc. provides a rating for the insurer) and
a rating of ”A” or better assigned by Standard & Poor’s Rating Group
(“S&P”), provided that if any insurance required is provided by a
syndicate of insurers, the insurers with respect to such insurance shall be
acceptable if: (1) the first layer of coverage under such insurance shall be
provided by carriers with a minimum financial strength rating from S&P of
“A” or better; (2) sixty percent (60%) (seventy-five percent (75%) if
there are four or fewer members in the syndicate) of the aggregate limits under
such policies must be provided by carriers with a minimum financial strength
rating from S&P of “A” or better; and (3) the financial strength rating
from S&P for each carrier in the syndicate shall have a financial strength
rating from S&P of at least “BBB”. All policies referred to in this Lease
shall be procured, or caused to be procured, by Tenant, at no expense to
Landlord, and for periods of not less than one (1) year. Evidence of insurance
(in form and substance reasonably acceptable to Landlord) shall be delivered to
Landlord on or before the Commencement Date and renewal evidence of insurance
not less than ten (10) days prior to the date of expiration of the policies.
Subject to the terms of Section 30 below, if Tenant fails to obtain and
maintain insurance coverages in accordance with this Article 6, then
Landlord, at Landlord’s sole option, upon fifteen (15) days prior written
notice to Tenant and Tenant’s failure to cure within said period, may, but
shall not be obligated to, procure such insurance on behalf of, and at the
expense of, Tenant, and if Landlord exercises such right and expends any funds
to obtain such insurance, Tenant shall reimburse Landlord for such amounts upon
demand with interest accruing at the Default Interest rate provided in Section
31.07, from the time of payment by Landlord until fully paid by Tenant
immediately upon written demand therefor by Landlord. It is understood that any
such sums for which Tenant is required to reimburse Landlord shall constitute
Rent under this Lease.

 

(d)           Tenant shall not carry separate insurance
concurrent in form or contributing in the event of loss with that required by
this Lease to be furnished by Tenant, unless Landlord and each Mortgagee is
included therein as additional named insureds with any loss payable as provided
in this Lease. Tenant shall promptly notify Landlord of the carrying of any
such separate insurance and shall cause evidence of the same to be delivered as
required in this Lease.

 

12

 

(e)           Tenant shall not violate or permit to be
violated any of the conditions or provisions of any of Tenant’s insurance
policies required hereunder, and Tenant shall so perform and satisfy or cause
to be performed and satisfied the requirements of the companies writing such
policies so that at all times companies of good standing shall be willing to
write and continue such insurance.

 

(f)            Each of Tenant’s insurance policies shall
contain an agreement by the insurer that such policy shall not be cancelled or
modified without at least ten (10) days’ prior written notice to Landlord and
each Mortgagee, and contain clauses or endorsements to the effect that no act
or negligence of Tenant, or anyone acting for Tenant, or failure to comply with
the provisions of any policy which might otherwise result in a forfeiture of
the insurance or any part thereof, shall in any way affect the validity or
enforceability of the insurance insofar as Landlord is concerned. The Property
Insurance shall contain a waiver of subrogation by the insurer of any right to
recover the amount of any loss resulting from the acts or negligence of
Landlord or its agents, employees or licensees.

 

(g)           Each of Landlord and Tenant hereby waives any
and every claim for recovery from the other for any and all loss or damage to
any Property Location or to the contents thereof, whether such loss or damage
is due to the negligence of Landlord or Tenant or their respective agents or
employees, which loss or damage is insured pursuant to this Lease; provided,
however, that the foregoing waiver shall not be operative in any case where the
effect thereof is to invalidate any insurance coverage of the waiving party or
increase the cost of such insurance coverage. Each of Landlord and Tenant
hereby waive all rights of subrogation that they may have against each other.

 

(h)           It is expressly understood and agreed that
(1) if any insurance required hereunder, or any part thereof, shall expire, be
withdrawn, become void by breach of any condition thereof by Tenant, or become
void or in jeopardy by reason of the failure or impairment of the capital of any
insurer, Tenant shall immediately obtain new or additional insurance reasonably
satisfactory to Landlord and its Mortgagee; (2) the minimum limits of insurance
coverage set forth in this Section 6.01 shall not limit the liability of
Tenant for its acts or omissions as provided in this Lease; (3) Tenant shall
procure policies for all insurance for periods of not less than one year and
shall provide to Landlord and any servicer or Mortgagee of Landlord
certificates of insurance or, upon Landlord’s request, duplicate originals of
insurance policies evidencing that insurance satisfying the requirements of
this Lease is in effect at all times; and (4) Tenant shall pay as they become
due all premiums for the insurance required by this Section 6.01.

 

6.02         Blanket Policy. Property Insurance, at the option of
Tenant, may be effected by blanket policies issued to Tenant covering the
entire Premises (or any portion thereof) and other properties owned or leased
by Tenant, provided that the policies otherwise comply with the provisions of
this Lease.

 

13

 

ARTICLE 7.

RETURN OF PREMISES

 

7.01         Surrender of Possession. At the expiration or early termination of
this Lease, Tenant shall surrender possession of the Premises to Landlord and
deliver all keys to each of the Buildings to Landlord and make known to
Landlord the combination of all locks of vaults then remaining in each of the
Buildings, and, subject to the following paragraph, shall return each Property
Location and all equipment and fixtures of Landlord therein to Landlord in good
working condition (subject to Tenant’s rights contained in Article 11
and Section 9.02), reasonable wear and tear, casualty and
condemnation excepted.

 

7.02         Trade Fixtures and Personal
Property. Tenant’s
merchandise, furniture, machinery, trade fixtures, non-trade fixtures,
inventory and other items of personal property of every kind and description
(collectively, “Tenant’s Personalty”), shall belong to Tenant throughout
the Term, and Tenant shall have the right to remove Tenant’s Personalty from
each Property Location and the obligation to restore any damage to the
applicable Property Location caused thereby, such removal and restoration to be
performed prior to the end of the Term or within twenty (20) days following
termination of this Lease or Tenant’s right of possession, whichever is
earlier. If Tenant fails to remove such items, Landlord may do so and thereupon
the provisions of Section 16.04 shall apply.

 

7.03         Survival. All obligations of Tenant under this Article
7 shall survive the expiration of the Term or earlier termination of this
Lease.

 

ARTICLE 8.

HOLDING OVER

 

If
Tenant remains in possession of any Property Location after the expiration of
the Term, Tenant, at Landlord’s option and within Landlord’s sole discretion,
may be deemed a tenant on a month-to-month basis and shall continue to pay
Rent, except that Tenant shall pay Landlord one hundred twenty-five percent
(125%) of the Base Rent then applicable to the final Lease Year of the Term for
the period Tenant remains in possession of such Property Location. The
foregoing provisions shall not serve as permission for Tenant to holdover, nor
serve to extend the Term (although Tenant shall remain bound to comply with all
provisions of this Lease until Tenant vacates each Property Location, and shall
be subject to the provisions of Article 7).

 

ARTICLE 9.

CONDITION AND CARE OF PREMISES

 

9.01         As-Is Condition. Tenant acknowledges and agrees that Tenant
accepts each Property Location in “AS-IS, WHERE-IS” condition and agrees that
Landlord makes no representation or warranty as to the condition thereof.
Tenant further acknowledges and agrees that, prior to the Commencement Date,
Tenant or an affiliate of Tenant has been in sole and exclusive possession and
control of each Property Location.

 

9.02         Tenant’s Obligations. Subject to Tenant’s rights set forth in Article
11 below and this Section 9.02, Tenant shall maintain, or cause
to be maintained, in good working order each Property Location, including the
Building and any other improvements located thereon, the equipment serving the
Building, and the other improvements located thereon, including, without
limiting the generality of the foregoing, roofs, foundations and appurtenances
to the Building, all

 

14

 

mechanical, electrical,
plumbing, and heating, air-conditioning and ventilation systems located in or
otherwise serving such Building, and all water, sewer and gas connections,
pipes and mains which service such Building which neither any public utility
company nor a public authority is obligated to repair and maintain, and shall
put, keep and maintain each Building, and the other improvements on such Parcel
in good working order and make all repairs therein and thereon, interior and
exterior, structural and nonstructural, necessary to keep the same in good
working order and to comply with all applicable Laws, howsoever the necessity
or desirability therefor may occur. When used in this Lease, the term “repairs”
shall include all alterations, installations, replacements, removals, renewals
and restorations, and the phrase “good working order” or “good working
condition” means good working order or good working condition, reasonable wear
and tear, casualty and condemnation excepted. Notwithstanding the foregoing,
(a) Tenant also shall perform common area maintenance and repairs and
other duties with respect to any Property Location or any adjoining property to
the extent that Landlord is required to do so under any REAs (whereupon Tenant
shall be entitled to reimbursement from any third party pursuant to any such
REAs), and (b) so long as no Default has occurred and is continuing and
subject to Tenant’s obligation to maintain each Property Location in good
working order as set forth above, Tenant shall not be required to make any
structural or capital repairs or improvements to the Premises during the last
two (2) years of the Term. For purposes of this Section 9.02, “the last
two (2) years of the Term” refers to the final years of the Term, as extended,
and Tenant’s obligations to repair and maintain the Premises will continue
during the last two (2) years of the initial Term or any Extension Period for
which Tenant has exercised its Extension Option.

 

9.03         Landlord Not Obligated. Landlord shall not be required to furnish
any services, utilities or facilities whatsoever to the Premises, nor shall
Landlord have any duty or obligation to make any alteration, change,
improvement, replacement, restoration or repair to, or to demolish, the
Buildings or any other improvements presently or hereafter located on the
Parcels. Tenant assumes the full and sole responsibility for the condition,
operation, repair, alteration, improvement, replacement, maintenance and management
of the Premises, including any Building or any other improvements.

 

9.04         Compliance with REA(s). Notwithstanding anything to the contrary
contained herein, it is expressly understood and agreed by and between Landlord
and Tenant that the Property Locations may be subject to construction,
operating, development, cross easement and reciprocal easement agreements or
other declarations, covenants, restrictions or easement agreements in effect as
of the Effective Date, or subsequently entered into as provided in this Section
9.04 or Article 26, in favor of an owner of adjoining property or
to which Landlord is a party or which is binding on Landlord or the Premises or
which is a matter of public record affecting such Property Location or any
portions thereof, or any similar agreements, as may be amended from time to
time (hereinafter each referred individually as an “REA” and
collectively as the “REAs”), and Tenant, for itself and any permitted
assignee or subtenant, hereby covenants and agrees to comply with, perform all
obligations (whether those of Tenant or Landlord) under and not violate any
provision of the REAs. Tenant shall pay or cause to be paid, in a timely
manner, all charges, costs and other obligations imposed on or with respect to
the Premises or Landlord pursuant to any REAs. Neither Landlord nor Tenant
shall grant or agree to any new REA affecting a Property Location or to any
consents, approvals, waivers, modifications, amendments or terminations of any
REA in existence as of the Effective Date (collectively, an “REA Change”)
without the prior written consent of the other party in each instance, which

 

15

 

consent shall not be
unreasonably withheld, delayed or conditioned; provided, however, with respect
to the development of previously subdivided outlots owned by Tenant that are
not part of the Premises, Tenant shall have the right to consent to such outlot
development on behalf of Landlord under any REA (or Landlord shall execute a
consent, in form and substance reasonably satisfactory to Landlord, upon the
reasonable request of Tenant) so long as Tenant represents to Landlord that
such development does not materially and adversely affect the use or operation
of or access to or from the applicable Property Location and the development
will not (a) cause any portion of such Property Location to be in
violation of any Legal Requirements, (b) create any liens on such Property
Location, or (c) violate the terms of any document or instrument of record
encumbering such Property Location, including without limitation, any REA. In
any instance in which a party requests the consent of the other party to an REA
Change, the other party shall respond to such request within twenty (20) days;
provided, that if there is no response within said twenty (20) day period,
consent shall be deemed to have been given upon the expiration of said twenty
(20) day period. Landlord agrees that Tenant shall enjoy the access, parking,
easement and right to receive services and benefits that inure to Landlord
under all REAs, concerning such access, parking, easement rights or the right
to receive services thereunder. Landlord hereby grants unto Tenant the rights
of enforcement and audit with respect to all of the REAs on Landlord’s behalf,
at Tenant’s sole cost and expense. If Tenant cures a default or enforces
performance by the other owner or other party to an REA in accordance with an
REA and in doing so spends money, or if at the time in question Tenant is
performing the common area maintenance under that REA and the adjacent owner or
other party fails to pay its share of expenses, Landlord grants Tenant, to the
extent granted under the REA, the right to collect reimbursement from the
adjacent owner or the other party to said REA, provided that Landlord shall
have no liability to Tenant with respect to any amounts paid or costs incurred
by Tenant. Landlord agrees that, upon Tenant’s request and at Tenant’s sole
cost and expense, Landlord will enforce the terms of any REAs for the benefit
of Tenant. Except to the extent of Landlord’s willful wrongful acts or gross
negligence (provided that the term “gross negligence” used in this Section
shall not include gross negligence imputed as a matter of law to any of the
Landlord Indemnified Parties solely by reason of Landlord’s interest in any
Property Location or Tenant’s failure to act in respect of matters which are or
were the obligation of Tenant under this Lease), Tenant agrees that it will
defend, indemnify and hold harmless the Landlord Indemnified Parties from and
against any and all Losses arising from or related to a default by Tenant under
the REAs, that continues beyond applicable notice and cure periods, and any
enforcement actions described in this Section. Promptly after the request of
Tenant, Landlord shall execute such documents as may be reasonably requested by
Tenant in connection with any REA so that to the extent permitted by such REA,
(i) Tenant is entitled to directly receive any notices under the REA (with a
required copy to Landlord), (ii) Tenant, together with Landlord, is named as a
co-insured under any insurance policies required to be maintained by any other
party under the REA, (iii) Tenant, together with Landlord, is afforded the
benefit of all rights, easements, licenses and benefits afforded to the
Property Location under the REA, and (iv) Tenant is able to directly enforce
and audit the REA and to directly exercise all rights and remedies in
connection with any breach of the REA by any other party.

 

16

 

9.05         Required Repairs. On the Commencement Date, Tenant shall
deposit with Landlord the sum of Four Hundred Eighty-Two Thousand Two Hundred
Sixty-Five and No/00 Dollars ($482,265.00) (or deliver a Letter of Credit as
defined in Section 30.06(d) in such amount, which Letter of Credit shall
be held and disbursed in the same manner as described in Section 30.05
hereof with respect to the Letter of Credit for the Required Repairs), to
complete each item of the repairs relating to the Property Locations described
on Exhibit I (the “Required Repairs”) and Landlord shall hold or
cause the Mortgagee to hold such amount for Tenant’s benefit in an
interest-bearing account (which may be a book entry subaccount) (the “Required
Repairs Subaccount”); all interest thereon shall accrue for the benefit of
Tenant. Tenant shall complete the Required Repairs at the applicable Property
Location on or before the deadline for such Required Repairs as set forth in Exhibit
I. Landlord shall disburse or cause the Mortgagee to disburse the funds
held in the Required Repairs Subaccount to Tenant, within fifteen (15) days
after the delivery by Tenant to Landlord of a request therefor, in an amount
greater than Twenty-Five Thousand Dollars ($25,000) (or a lesser amount if the
total amount in the Required Repair Subaccount is less than Twenty-Five
Thousand Dollars ($25,000), in which case only one disbursement of the amount
remaining in the account shall be made), accompanied by the following items:
(a) a certificate signed by an officer of Tenant: (i) stating that
the Required Repair which is the subject of the requested disbursement has been
completed, (ii) identifying each Person that supplied materials or labor in
connection with such Required Repairs or any portion thereof, and
(iii) stating that each such Person supplying materials or labor has been
or, upon receipt of the requested disbursement, will be paid in full with
respect to the portion of the Required Repairs which is the subject of the
requested disbursement; (b) copies of appropriate lien waivers, to the
extent applicable, or other evidence of payment reasonably satisfactory to
Landlord; and (c) if requested by Landlord’s Mortgagee, a title search for such
Property Location indicating that such Property Location is free from all
liens, claims and other encumbrances not previously approved by Landlord.
Landlord shall be obligated to make (or cause Mortgagee to make) disbursements
from the Required Repair Subaccount with respect to a Property Location in the
amount allocated for such Property Location set forth in Exhibit I (even
if the cost to complete such work is less than the amount set forth in Exhibit
I) but Landlord shall not be obligated to make (or cause Mortgagee to make)
disbursements in excess of the amount allocated for Property Location as set
forth in Exhibit I. If Tenant does not complete the Required Repairs at
the applicable Property Location by the required deadline for such Required
Repairs, then Landlord may apply such funds to completion of such Required
Repairs. Upon Tenant’s completion of all Required Repairs in accordance with
this Section, Landlord shall release or cause Mortgagee to release any funds
remaining in the Required Repairs Subaccount, if any, to Tenant.

 

9.06         Warranties. Landlord hereby assigns, without recourse
or warranty whatsoever, to Tenant (to the extent assignable), (a) all claims
against third parties for damages to the Premises to the extent that such
damages are Tenant’s responsibility to repair pursuant to the provisions of
this Lease, and (b) all warranties, guaranties and indemnities, express or
implied, and similar rights which Landlord may have against any manufacturer,
seller, engineer, contractor or builder in respect of any of the Property
Locations, including, but not limited to, any rights and remedies existing
under contract or pursuant to the Uniform Commercial Code (collectively, the “Warranties”).
Tenant shall take all commercially reasonable action necessary to preserve the
rights under the Warranties assigned hereunder. Upon the occurrence of a
Default and the Landlord’s exercise of its remedies under Section 16.02
hereof or the expiration

 

17

 

or sooner termination of
this Lease, the Warranties shall automatically revert to Landlord. The
foregoing provision of reversion shall be self-operative and no further
instrument of reassignment shall be required.

 

ARTICLE 10.

RIGHTS RESERVED TO LANDLORD

 

Landlord
reserves the right, exercisable without notice and without liability to Tenant
for damage or injury to property, Person or business and without effecting an
eviction or disturbance of Tenant’s use or possession or giving rise to any
claim for setoff or abatement of rent or affecting any of Tenant’s obligations
under this Lease, (a) at any time during the one hundred twenty (120) days
prior to the expiration of the Term, to exhibit each Property Location at
reasonable hours upon prior notice to Tenant and giving Tenant the opportunity
to have its representative accompany the group performing such exhibition, and
(b) to decorate, remodel, repair, alter or otherwise prepare each Property
Location for re-occupancy at any time after a Default by Tenant under this
Lease and Tenant surrenders the Premises to Landlord.

 

ARTICLE 11.

ALTERATIONS

 

11.01       Alterations. Tenant shall have the sole and complete
right and authority, without Landlord’s consent or approval but subject to the
provisions contained in any REAs and Overleases relating to alterations, to
alter or change each Property Location in any way, including, without
limitation, dividing each Property Location (excluding any subdivision of any
land) and adding additional signage; provided that (i) Tenant gives
Landlord prior written notice of any material alterations, and (ii) at any
one time Tenant may not make any proposed structural alterations to any
Property Location in excess of Two Million Dollars ($2,000,000) per Lease Year,
increased annually based on increases in the CPI (as defined in Section
31.16) (the “Alteration Cap”), without Landlord’s prior written
consent, which consent shall not be unreasonably, withheld, conditioned or
delayed, it being understood, however, that the refusal or failure of
Landlord’s Mortgagee to grant consent (to the extent required and applicable)
to the alterations shall be a reasonable basis for Landlord to withhold its
consent. For the purposes of this Lease, the term “structural” shall mean the
roof, foundation or load-bearing walls of any Building. In addition, Tenant
shall not demolish, replace or materially alter any structural or
non-structural portions of any Building or any other improvements located on a
Property Location, or any part thereof, or make any addition thereto, whether
voluntary or in connection with a repair or Restoration (as defined in Section
14.01) required by this Lease (collectively, the “Capital Improvement”),
unless Tenant shall comply with the following requirements:

 

(a)           Each Capital Improvement, when completed,
shall be of such a character as not to materially reduce the value of the
applicable Property Location below its value immediately before construction of
such Capital Improvement was commenced;

 

(b)           Each Capital Improvement shall be made with
reasonable diligence (subject to Force Majeure) and in a good and workmanlike
manner and in compliance with all applicable permits and authorizations and, as
applicable, any of the REAs and Overleases. No Capital Improvement shall impair
the safety or structural integrity of the applicable Building;

 

18

 

(c)           In connection with the construction of any
Capital Improvement, the applicable Property Location and the assets of
Landlord shall (subject to the provisions of Article 26) at all times be
free of liens for work, services, labor and materials supplied or claimed to
have been supplied to the applicable Property Location;

 

(d)           No structural Capital Improvement shall be
undertaken without obtaining the insurance required by Section 6.01
hereof, and “all risk” builder’s risk property insurance for the full
replacement cost of the subject Capital Improvement on a completed value basis;

 

(e)           No Capital Improvement shall be undertaken
until Tenant shall have procured and paid for, insofar as the same may be
required from time to time, all permits and authorizations of all governmental
authorities for such Capital Improvement. Landlord shall join in the
application for such permit or authorization and cooperate with Tenant and
execute any additional documents as may be necessary to allow Tenant to
complete the alterations and changes, provided it is made without cost,
liability, obligation or expense to Landlord. Tenant agrees that it will
defend, indemnify and hold harmless the Landlord Indemnified Parties from and
against any and all Losses arising from or related to construction of any
Capital Improvements and any failure to comply with the requirements in
connection with a Capital Improvement as described in this Section;

 

(f)            All Capital Improvements shall be deemed a
part of the Premises and, except as set forth in Section 7.02, belong to
Landlord at the expiration or early termination of the Term, and Tenant shall
execute and deliver to Landlord such instruments as Landlord may require to
evidence the ownership by Landlord of such Capital Improvements; and

 

(g)           Excluding Capital Improvements required as a
result of any condemnation or casualty or required to comply with Legal
Requirements, the maximum costs of Capital Improvements that are not
substantially complete or not fully paid for by Tenant, at any one time, shall
not exceed Thirty Million Dollars ($30,000,000), increased annually based on
increases in the CPI.

 

Upon
completion of the Capital Improvements, Tenant shall promptly provide Landlord
with (1) an architect’s certificate certifying that the Capital Improvements
have been completed in conformity with the plans and specifications therefor
(if the alterations are of such a nature as would customarily require the
issuance of such certificate from an architect), (2) a certificate of
occupancy (if the alterations are of such a nature as would require the
issuance of a certificate of occupancy under applicable Laws), and (3) any
other documents or information reasonably requested by Landlord.

 

ARTICLE 12.

ASSIGNMENT AND SUBLETTING

 

12.01       Assignment. (a) Subject to Section 12.07
below, Tenant shall have the right to assign or transfer this Lease, either
wholly or in part, or any interest hereunder, without Landlord’s consent or
approval, so long as Tenant shall remain liable under this Lease, provided that
no more than ten percent (10%) of the total aggregate of the (i) rentable
square footage of the Property Locations that are used for retail purposes and
(ii) rentable square footage of the

 

19

 

properties subject to the
Other Lease that are used for retail purposes, are assigned to assignees that
are not national or regional retailers. Upon the occurrence of any assignment:
(1) Tenant shall provide to Landlord notice thereof, along with a copy of
such assignment and an officer’s certificate of Tenant, in the form attached
hereto as Schedule 12.01, certifying compliance with the foregoing
square footage restrictions, together with a schedule of square footage
calculations attached thereto and, if applicable, that the conditions set forth
in Section 12.01(b) below have been satisfied; (2) Landlord
shall enter into a separate lease with assignee as to that portion of the
Premises assigned upon substantially the same terms and conditions as this
Lease (except for such provisions which by their terms are not applicable to
such Premises assigned), including, without limitation, (A) the base
minimum rent per square foot of the portion of the Premises assigned is equal
to or greater than the rent as determined in accordance with Exhibit B
attached hereto and made a part hereof, (B) the lease term for such
assignment is at least equal to the then remaining Term, and (C) the use
of the assigned portion of the Premises will not violate any Laws or REAs or
Overleases; (3) (I) the cross-default provisions of Section 16.01(j)
of this Lease shall no longer apply as between this Lease and any lease of all
or any portion of the Premises which has been assigned to a third party by
Tenant in accordance with and pursuant to the requirements of the provisions of
this Section 12.01 (an “Assigned Lease”) and (II) no default
under an Assigned Lease shall constitute a Default under this Lease and no
Default under this Lease shall constitute a default under an Assigned Lease,
and (4) this Lease shall be amended to release such Property Location from this
Lease and to reduce the Base Rent by the amount of the rent paid by the
assignee, with all other terms and conditions of this Lease remaining in full
force and effect.

 

(b)           Notwithstanding any provision contained in Section
12.01(a), but subject to the continuing limitations set forth in Section
12.07 below, as to that portion of the Premises assigned, Tenant’s
obligations under this Lease shall terminate entirely and, except for any
liabilities of Tenant which accrued prior to the date of assignment, Tenant
shall be released of any liability under this Lease so long as the following
conditions are met: (i) the assignee has an investment rating of “BBB” or
better from Standard and Poor’s (or an equivalent rating or shadow rating from
another nationally recognized statistical rating service), or (ii) at the time
of the proposed assignment, the assignee (1) has a tangible net worth as
determined in accordance with generally accepted accounting principles
consistently applied (“Tangible Net Worth”) of at least Fifty Million
Dollars ($50,000,000), and (2) meets or exceeds an EBITDAR Ratio
(calculated on a trailing twelve (12) month basis at the time of such test) (as
defined in Section 30.06(c)) of 1.60 to 1, and (3) has an annual
revenue of at least Six Hundred Million Dollars ($600,000,000), or
(iii) the assignee has a Tangible Net Worth of at least Two Hundred Fifty
Million Dollars ($250,000,000); provided, however, that Tenant may satisfy any
one of the foregoing conditions of assignee by providing, or causing to be
provided, a guaranty agreement, in form and substance reasonably acceptable to
and approved by Landlord, in writing, such approval not to be unreasonably
withheld or delayed, which guaranty shall be from an entity that meets the
requirements of (i), (ii) or (iii) set forth above in this Section 12.01(b).

 

12.02       Change of Control. The following transactions, transfers or
changes in control or ownership of Tenant shall not constitute an assignment
under the terms of this Lease: (a) a transfer of Tenant’s entire interest
in this Lease to any entity in connection with intercompany corporate transfers
whose ownership is controlled by Tenant or Tenant’s parent or ultimate parent;
or (b) a transfer of Tenant’s entire interest in this Lease to any entity which
has the power

 

20

 

to direct Tenant’s
management and operation, or any entity whose management and operation is
controlled by Tenant or Tenant’s parent or ultimate parent or is under common
control with Tenant or Tenant’s parent or ultimate parent; or (c) a transfer of
Tenant’s entire interest in this Lease to any entity, a majority of whose
voting rights are owned by Tenant or Tenant’s parent or ultimate parent;
(d) a transfer to any entity into which or with which Tenant, its
successors or assigns, is merged or consolidated, in accordance with applicable
statutory provisions of merger or consolidation of entities, so long as the
liabilities of the entities participating in such merger or consolidation are
assumed by the entity surviving such merger or created by such consolidation;
or (e) a sale of substantially all of the stock of Tenant; or (f) a
sale of substantially all of the assets of Tenant to a single entity that
expressly assumes this Lease; or (g) a similar intercompany transaction to
those described in (a), (b) or (c) above; or (h) a similar corporate
transaction to those described in (d), (e) and (f) above. With respect to each
of the transactions described in items (a), (b), (c) and (g) above of this
Section, Tenant shall remain liable under this Lease. With respect to each of
the transactions described in items (d), (e), (f) and (h) above of this
Section, Tenant’s obligations under this Lease shall terminate entirely and
Tenant shall be released of any liability under this Lease, except for any
liabilities of Tenant which accrued prior to the date of such transaction.

 

12.03       Subletting and
Non-Disturbance. Subject
to Section 12.07 below, Tenant shall have the right to sublet any
portion of the Premises, without Landlord’s consent or approval, so long as
Tenant shall remain liable under this Lease and Tenant delivers notice thereof
to Landlord along with a copy of any such sublease. Upon the request of Tenant
from time to time, if (a) the terms of a sublease were negotiated on an
arm’s length basis with a third party not affiliated with Tenant; (b) the
base minimum rent per square foot of the portion of the Premises sublet for the
term of such sublease is equal to or greater than the amount as determined in
accordance with Exhibit B; (c) the terms of the sublease shall have
substantially the same terms and conditions as this Lease, including, without
limitation, the same lease term, rent escalations, covenants, escrows and
reserves and financial reporting requirements (except for such provisions which
by their terms are not applicable to such Premises sublet); (d)  the
tenant under the sublease at the time of the sublease (i) has an
investment rating of “BBB” or better from Standard and Poor’s (or an equivalent
rating or shadow rating from another nationally recognized statistical rating
service) or (ii) at the time of the proposed sublease, is a reputable,
creditworthy tenant and meets or exceeds an EBITDAR Ratio (calculated on a
trailing twelve (12) month basis at the time of such test) of 1.25 to 1; or
(iii) at the time of the proposed sublease, has a Tangible Net Worth of at
least Twenty Five Million Dollars ($25,000,000), (provided, however, that
Tenant may satisfy any one of the foregoing conditions of tenant under the
sublease set forth in (d)(i), (ii) or (iii) above by providing, or causing to
be provided, a guaranty (in form and substance reasonably acceptable to and
approved by Landlord in writing, such approval not to be unreasonably withheld
or delayed) from an entity that meets any of the foregoing requirements),
(e) the sublease contains no other material provisions that
(i) benefit the subtenant and are unusual for a “market” sublease of the
type in question and (ii) are materially adverse to a landlord, and (f)
Tenant provides Landlord with an officer’s certificate of Tenant certifying
compliance with the criteria in subsections (a) through (e), and
attaching a schedule of rent calculations and other details supporting the
certifications, in the form attached hereto as Schedule 12.03, then
Landlord shall execute and deliver to such subtenant a written agreement
substantially in the form attached hereto as Exhibit D (an “NDA”),
to the effect that, notwithstanding the termination of this Lease or Tenant’s
possessory and other rights and

 

21

 

obligations under this Lease
by Landlord, so long as such subtenant shall continue to observe and perform
all of its obligations under a sublease, such subtenant and the rights of
subtenant under any sublease shall not be disturbed by Landlord but shall
continue in full force and effect, Landlord shall assume the obligations of the
landlord under the sublease and the provisions of Section 16.01(j)
or any other Default under this Lease shall not apply to any such sublease. For
avoidance of doubt, the payment by Tenant to a subtenant of a tenant allowance
at the execution of the sublease shall not be considered unusual. In the event
of a termination of this Lease, any sublease for which a NDA has been executed
and delivered by Landlord shall continue in full force and effect as a direct
lease between Landlord and subtenant. Landlord agrees to execute, and to use
commercially reasonable efforts to cause its Mortgagee to execute, such
documentation as may be reasonably required to effectuate the non-disturbance
contemplated herein, including, without limitation, estoppel letters,
recognition agreements and a non-disturbance agreement, substantially in the
form attached hereto as Exhibit D.

 

12.04       Assignment by Landlord. As a material inducement to Landlord’s
willingness to complete the transactions contemplated by this Lease (the “Transaction”),
Tenant hereby agrees that Landlord may, from time to time and at any time and
without the consent of Tenant, engage in all or any combination of the
following, or enter into agreements in connection with any of the following or
in accordance with requirements that may be imposed by applicable securities,
tax or other Laws: (a) the sale, assignment, grant, conveyance, transfer,
financing, re-financing, purchase or re-acquisition in whole, but not part, of
the Premises or this Lease, Landlord’s right, title and interest in this Lease,
the servicing rights with respect to any of the foregoing, or participations in
any of the foregoing, provided, however, in no event may Landlord disclose or
permit the disclosure of the financial information described in Section
31.17(g) (except as otherwise provided therein) to any potential purchaser,
assignee, transferee or lender that owns or can direct the management, directly
or indirectly, of five (5) or more commonly managed retail locations; or
(b) a Securitization (defined in Section 31.22 below) and related
transactions. Without in any way limiting the foregoing, the parties
acknowledge and agree that Landlord, in its sole discretion, may assign this
Lease or any interest herein to another Person (including without limitation, a
taxable REIT subsidiary) in order to maintain Landlord’s or any of its
affiliates’ status as a REIT. In the event of any such sale or assignment other
than a security assignment, Tenant shall attorn to such purchaser or assignee
(so long as Landlord and such purchaser or assignee notify Tenant in writing of
such transfer and such purchaser or assignee expressly assumes in writing the
obligations of Landlord hereunder). At the request of Landlord, Tenant will
execute such documents confirming the sale, assignment or other transfer and
such other agreements as Landlord may reasonably request, provided that the
same do not increase the liabilities and obligations, or decrease the rights,
of Tenant hereunder in any manner whatsoever, and Landlord shall reimburse the
reasonable costs and expenses incurred by Tenant related to the execution and
delivery of such documents, provided that such costs and expenses are in excess
of the costs and expenses Tenant may incur in connection with the performance
of its obligations under this Lease. Landlord shall be relieved, from and after
the date of such transfer or conveyance, of liability for the performance of
any obligation of Landlord contained herein, except for any obligations or
liabilities accrued prior to the date of such assignment or sale.

 

12.05       Substitution. Subject to Section 12.07 below,
Tenant shall have the right to substitute like-kind assets for the Property
Locations; provided, however, that (1) Tenant shall

 

22

 

not have any such
substitution right if the substitution of any Property Location would cause
Landlord to recognize income or gain from a “prohibited transaction” as defined
under Section 857(b)(6) of the Internal Revenue Code of 1986, as the
same may be amended from time to time (the “Code”) or such substituted
like-kind asset is not “real property” under Section 856 of the Code, and (2)
Landlord may irrevocably elect to retain the Property Locations that Tenant
requests for substitution. If Tenant elects to conduct a substitution such that
another unencumbered property location or locations (the “Substitute
Property”) is substituted for a Property Location being released:

 

(a)           Tenant shall reimburse Landlord for
substitution fees, costs and expenses (including without limitation, fees and
expenses related to legal opinions) charged by Landlord’s Mortgagee and other
out-of-pocket fees and costs reasonably and actually incurred by Landlord in
connection with such substitution;

 

(b)           Subject to the requirements set forth in this
Section 12.05, Landlord covenants that it shall provide Tenant with
such cooperation as Tenant may reasonably request to qualify any exercise by
Tenant of a substitution right under this Section 12.05 as a transaction
qualifying under Section 1031 of the Code;, provided, however, that
(i) Landlord shall not be obligated to pay, suffer or incur any additional
expenses or liabilities as a result of cooperating in Tenant’s exchange and
Landlord shall not be obligated to acquire any other real property in
connection with Tenant’s exchange; (ii) Landlord shall not have any
liability to Tenant for failure of the exchange to qualify under the Code;
(iii) except as otherwise expressly provided in this Lease, any
assignment(s) made by Tenant in connection with such exchange shall not relieve
Tenant of its obligations under this Lease; and (iv) the completion of one
or more tax-deferred exchanges is not a condition to the performance by
Tenant of the obligations of Tenant set forth in this Lease; and

 

(c)           The substitution shall comply with the
substitution requirements, if any, of Landlord’s Mortgagee related to substitution,
as well as the following:

 

(i)            the Substitute Property shall be made subject
to this Lease with no decline in Base Rent or any other Rent due hereunder;

 

(ii)           the appraised value of the Substitute
Property shall be equal to or greater than the appraised value of the Property
Location being released (each such appraisal having been prepared within one
hundred eighty (180) days prior to the release and substitution date);

 

(iii)          the Substitute Property shall have a store
level profitability equal to or greater than the store level profitability of
the Property Location being released;

 

(iv)          to the extent required by its Mortgagee,
Landlord shall have obtained (A) the written consent of its Mortgagee to such
substitution, and (B) confirmation from each statistical rating agency that has
assigned a rating to securities sold in any Securitization in which any loan
related to a Mortgage has been included that such Substitute Property shall not
result in the downgrade, withdrawal or qualification of any securities backed
by such respective loan;

 

23

 

(v)           no Default under this Lease has occurred and
is continuing;

 

(vi)          the Property Location being substituted shall
be released from this Lease;

 

(vii)         with respect to the Substitute Property,
Landlord and its Mortgagee shall have received an engineering report and an
environmental report, dated not more than one hundred eighty (180) days prior
to the proposed date of substitution, acceptable to Landlord and its Mortgagee;
and

 

(viii)        Landlord shall have received an officer’s
certificate of Tenant certifying that the square footage of the Substitute
Property complies with the provisions in Section 12.07 hereof, along
with square footage calculations in support thereof.

 

12.06       Concessionaires. Notwithstanding anything herein to the
contrary, Tenant shall have the right, without Landlord’s consent or approval,
to sublease or license up to ten percent (10%) of the rentable square footage
of each Property Location to concessionaires consistent with Tenant’s typical
store operations, including without limitation, the existing license agreement
between Tenant and Payless dated July 23, 1999, as amended; provided that
(a) the term of such sublease or license shall not extend beyond the
period that ends one day before the expiration of the Term; and (b) Tenant
(i) gives Landlord written notice thereof, (ii) makes commercially
reasonable efforts to provide to Landlord copies of any such subleases or
licenses (provided that the failure to deliver the same shall not constitute a
default by Tenant under this Lease), and (iii) provides Landlord with an
officer’s certificate of Tenant certifying that the foregoing square footage
restrictions have not been breached, along with a schedule of square footage
calculations in support thereof attached thereto. Any sublease or licenses to
concessionaires shall not count towards the limits against subletting set forth
in Section 12.07 below.

 

12.07       Limits on Assignment,
Subletting and Substitution.
Notwithstanding anything to the contrary contained in this Lease and without in
any way eliminating or diminishing Tenant’s obligation to comply with all Legal
Requirements or its obligations hereunder, (a) the maximum amount of
rentable square footage in this Lease that can be assigned, sublet or
substituted in any one (1) year is limited to twenty percent (20%) of the
aggregate rentable square footage of the Buildings and the maximum amount of
rentable square footage in this Lease that can be assigned, sublet or
substituted over the Term is limited to thirty percent (30%) of the aggregate
rentable square footage of the Buildings; provided, however that the limits set
forth in this Section 12.07 shall not apply to subleases or assignments
with respect to (i) any Property Locations for which the Tenant is permitted to
“go dark” pursuant to Section 4.01, or (ii) any concessionaire as
described in Section 12.06, or (iii) any subleases existing as of the
Effective Date; and (b) any attempted assignment, subletting or
substitution in violation of this Section 12.07 shall be deemed
null and void, and of no force or effect. Furthermore, Tenant shall not have
the right to assign or sublet all or any portion of the Buildings unless Tenant
shall have provided to Landlord, immediately prior to the effective date of
such assignment or sublease, an officer’s certificate (the “Assignment or
Sublease Officer’s Certificate”) signed by an officer of the assignee or
sublessee certifying that none of the parties identified by Landlord as a ten
percent (10%) shareholder of Landlord (on a written list certified by Landlord
and to be

 

24

 

provided to Tenant following
the request of Tenant in connection with any proposed assignment or sublease)
owns, directly or, to the assignee’s or sublessee’s actual knowledge after such
assignee or sublessee has made inquiry of its officer or similar person that is
responsible for maintaining records regarding the direct ownership of such
assignee or sublessee, indirectly, (1) ten percent (10%) or more of the total
combined voting power of all classes of voting capital stock of the assignee or
sublessee, as the case may be, or (2) ten percent (10%) or more of the total
value of all classes of capital stock of the assignee or sublessee, as the case
may be. Landlord shall provide the written list described in the preceding
sentence within five (5) business days of written request therefore by Tenant
and, in the absence of timely provision of such list, such officer’s
certificate shall be based on the latest written list delivered by Landlord to
Tenant.

 

ARTICLE 13.

WAIVER OF CERTAIN CLAIMS; INDEMNITY BY TENANT

 

13.01       Waiver of Certain Claims. Except as otherwise required under
applicable law or to the extent of Landlord’s willful wrongful acts or gross
negligence (provided that the term “gross negligence” used throughout this Article
13 shall not include gross negligence imputed as a matter of law to any of
the Landlord Indemnified Parties solely by reason of Landlord’s interest in any
Property Location or Tenant’s failure to act in respect of matters which are or
were the obligation of Tenant under this Lease), but in all events, subject to
the waiver of claims and subrogation set forth in this Lease, the Landlord
Indemnified Parties shall not in any event whatsoever (a) be liable for
any injury or damage to Tenant or any third party happening in, on or about the
Premises, nor for any injury or damage to the Premises or to any property
belonging to Tenant (including Tenant’s Personalty) or any third party which
may be caused by any fire, breakage or other Casualty Event, or by any other
cause whatsoever or by the use, misuse or abuse of any of the Buildings or any
other improvements at a Property Location or which may arise from any other
cause whatsoever; nor (b) be liable to Tenant or any third party for any
failure of water supply, gas, telephone or electric current, nor for any injury
or damage to any property of Tenant (including Tenant’s Personalty) or to the
Premises caused by or resulting from gasoline, oil, steam, gas or electricity
or hurricane, tornado, flood, wind or similar storms or disturbances, or water,
rain, sleet, ice or snow which may leak or flow from the street, sewer, gas
mains or subsurface area or from any part of the Premises, or leakage of
gasoline or oil from pipes, storage tanks, appliances, sewers or plumbing works
therein, or from any other place or from any other cause, nor for interference
with light or other incorporeal hereditaments by anybody, or caused by any
public or quasi-public work.

 

13.02       Tenant Responsible for
Personal Property. All
Tenant’s Personalty and other personal property belonging to any occupant of
any Property Location that is in the applicable Building or the remainder of
such Property Location shall be there at the risk of Tenant or other Person
only, and Landlord shall not be liable for damage thereto or theft or
misappropriation thereof.

 

13.03       Indemnification.

 

(a)           Tenant agrees to use and occupy the Premises
at its own risk and hereby releases the Landlord Indemnified Parties from all
claims for any damage or injury to the full

 

25

 

extent permitted by law.
Except to the extent of Landlord’s willful wrongful acts or gross negligence
and without in any way limiting Tenant’s other indemnification obligations
under this Lease (including without limitation, those set forth in Sections
9.04, 11.01(e), 25.08  and 32.01),
Tenant shall (promptly as incurred or upon demand by any Landlord Indemnified
Party) indemnify, save, protect, defend and hold harmless Landlord and any
agent, beneficiary, representative, contractor, manager, member, director,
employee, Mortgagee, officer, director, parent, partner, shareholder, trustee,
affiliate, subsidiary, participant, successors and assigns of Landlord
(collectively, with Landlord, the “Landlord Indemnified Parties”, and
each, a “Landlord Indemnified Party”) from and against any and all
liabilities, suits, obligations, fines, damages, penalties, claims, costs,
charges and expenses, including, without limitation, reasonable engineers’,
architects’ and attorneys’ fees, court costs and disbursements, which may be
imposed upon or incurred by any Landlord Indemnified Party during or after (but
attributable to a period of time falling within) the Term caused by, incurred
or resulting from Tenant’s operations or by Tenant’s use and occupancy of the
Premises, whether relating to its original design or construction, latent
defects, alteration, maintenance, use by Tenant or any Person thereon.

 

(b)           Landlord shall indemnify, save, protect,
defend and hold harmless Tenant and any agent, beneficiary, representative,
contractor, manager, member, director, employee, Leasehold Mortgagee, officer,
director, parent, partner, shareholder, trustee, affiliate, subsidiary,
participant, successors and assigns of Tenant (collectively the “Tenant
Indemnified Parties” and each, a “Tenant Indemnified Party”; the
Tenant Indemnified Party and the Landlord Indemnified Party shall be
collectively called the “Indemnified Party”) harmless from and against
any and all liabilities, suits, obligations, fines, damages, penalties, claims,
costs, charges and expenses, including, without limitation, reasonable
engineers’, architects’ and attorneys’ fees, court costs and disbursements,
which may be imposed upon or incurred by or asserted against any Tenant
Indemnified Party by reason of any willful wrongful act or gross negligence by
Landlord pursuant to or in connection with this Lease or Landlord’s
repossession of the Premises.

 

(c)           The obligations of Tenant and Landlord under
this Article 13 shall not be affected in any way by the absence in
any case of covering insurance or by the failure or refusal of any insurance
carrier to perform any obligation on its part under insurance policies
affecting the Premises or any part thereof.

 

(d)           If any claim, action or proceeding is made or
brought against any Indemnified Party against which it is indemnified pursuant
to this Section 13.03, then, upon demand by any Indemnified Party,
the other party shall resist or defend such claim, action or proceedings in the
Indemnified Party’s name, if necessary, by the attorneys for the insurance
carrier (if such claim, action or proceeding is covered by insurance),
otherwise by such attorneys as the Indemnified Party shall approve, which
approval shall not be unreasonably withheld or delayed.

 

(e)           The provisions of this Section 13.03
shall survive for a period of five (5) years after the Expiration Date or
earlier termination of this Lease.

 

26

 

ARTICLE 14.

USE OF CASUALTY INSURANCE PROCEEDS

 

14.01       Tenant’s Obligation to
Restore. If all or any
part of the improvements on any Property Location shall be destroyed or damaged
in whole or in part by fire or other casualty (whether or not insured) of any
kind or nature, ordinary or extraordinary, foreseen or unforeseen (a “Casualty
Event”), Tenant shall give Landlord prompt written notice thereof, and Tenant,
with reasonable diligence (subject to Force Majeure and Section 14.03
below), shall repair, alter, restore, replace and rebuild (collectively, “Restore”
or “Restoration”) the same, as nearly as practicable to the character of
the improvements on such Property Location existing immediately prior to such
Casualty Event, and in no event shall Landlord be called upon to Restore the
improvements on such Property Location, as now or hereafter existing, or any
portion thereof or to pay any of the costs or expenses thereof. If Tenant is
required to but shall fail or neglect to Restore with reasonable diligence
(subject to Force Majeure and Section 14.03 below) the improvements on
such Property Location or the portion thereof damaged or destroyed, or, having
so commenced such Restoration, shall fail to complete the same with reasonable
diligence (subject to Force Majeure) in accordance with the terms of this
Lease, Landlord may (but shall not be obligated to), after thirty (30) days’
prior written notice to Tenant and Tenant’s failure to commence or re-commence
such Restoration, complete such Restoration at Tenant’s expense, the costs for
which Tenant shall be obligated to reimburse Landlord and until paid shall
accrue Default Interest.

 

In
the event the insurance proceeds after deduction of any reasonable costs and
expenses, if any, incurred by Tenant, Landlord or a Mortgagee in collecting the
same (collectively, “Net Insurance Proceeds”) of any Casualty Event are
less than One Million Dollars ($1,000,000.00),
increased annually based on increases in the CPI (the “Restoration
Threshold”), Landlord shall disburse, or cause to be disbursed, to Tenant
such Net Insurance Proceeds. In the event the Net Insurance Proceeds are
greater than the Restoration Threshold, Landlord shall use commercially
reasonable efforts to disburse or cause Mortgagee to disburse such Net
Insurance Proceeds within ten (10) days upon Landlord being furnished with (a)
evidence reasonably satisfactory to Landlord of the estimated cost of completion
of the Restoration, (b) such architect’s certificates, waivers of lien,
contractor’s sworn statements, mortgagee’s title insurance endorsements, bonds,
plats of survey, permits, approvals, licenses and such other documents and
items as Landlord may reasonably require and approve in Landlord’s reasonable
discretion, and (c) all plans and specifications for such Restoration, such
plans and specifications to be approved by Landlord prior to commencement of
any work, which approval shall not be unreasonably withheld, conditioned or
delayed; provided, that, in any event, Landlord shall use commercially
reasonable efforts to diligently provide or cause Mortgagee to diligently
provide its written approval or disapproval (with reasons of sufficient
specificity to allow Tenant to correct the reasonable objection) following
Landlord’s receipt of such plans and specifications. Landlord may, at Tenant’s
reasonable expense, retain a consultant to review and approve all requests for
disbursements, which approval shall also be a condition precedent to any
disbursement, which approval shall not be unreasonably withheld, conditioned or
delayed; provided, that, in any event, Landlord shall use commercially
reasonable efforts to cause the consultant to diligently provide its written
approval or disapproval (with reasons of sufficient specificity to allow Tenant
to correct the reasonable objection) following such consultant’s and/or
Landlord’s receipt of Tenant’s request for disbursement. No payment made prior
to the final completion of the Restoration shall exceed ninety percent (90%) of
the value of the work performed; funds other than the Net Insurance Proceeds
shall be disbursed prior to disbursement of such Net Insurance Proceeds; and at
all times, the undisbursed balance of such Net Insurance Proceeds then held by

 

27

 

Landlord,
together with funds deposited for that purpose or irrevocably committed to the
reasonable satisfaction of Landlord by or on behalf of Tenant for that purpose,
shall be at least sufficient in the reasonable judgment of Landlord to pay for
the cost of completion of the Restoration, free and clear of all liens or
claims for a lien. Prior to the disbursement of any portion of the Net
Insurance Proceeds, Tenant shall provide evidence reasonably satisfactory to
Landlord of the payment of Restoration expenses by Tenant up to the amount of
the insurance deductible applicable to such Casualty Event. Landlord shall be
entitled to keep any portion of the Net Insurance Proceeds which may be in
excess of the cost of Restoration, and Tenant shall bear all additional costs
and expense of such Restoration in excess of the Net Insurance Proceeds.
Notwithstanding anything in this Section 14.01 to the contrary, if, at
the time of a Casualty Event, Tenant fails to meet an EBITDAR Ratio (as defined
in Section 30.06(c)) of 1.15 to 1 calculated on a trailing twelve (12)
month basis at the time of such test, then Landlord shall have the right after
the Casualty Event to withhold the applicable insurance proceeds for the
Restoration if, at Mortgagee’s election, Mortgagee desires to apply the
insurance proceeds relating to such Casualty Event to the payment of Landlord’s
Mortgage (a “Casualty Withholding Event”). Promptly upon Landlord’s
receipt of notice from Mortgagee of a Casualty Withholding Event (provided that
Landlord shall use commercially reasonable efforts to cause Mortgagee to notify
it as soon as possible of a decision), Landlord shall provide written notice
thereof to Tenant.

 

14.02       No Abatement of Rent. Except as otherwise provided in Sections
14.03 and 14.04 below, this Lease shall not terminate, be forfeited or be
affected in any manner, nor shall there be any reduction or abatement of the
Rent payable hereunder, by reason of damage to or total, substantial or partial
destruction of any Building or any part thereof or the improvements on any
Property Location or any part thereof, or by reason of the untenantability of
the same or any part thereof, for or due to any reason or cause whatsoever, and
Tenant, notwithstanding any law or statute present or future, waives any and
all rights to quit or surrender any Property Location or any part thereof; and
Tenant’s obligations hereunder, including without limitation, the payment of
Rent hereunder, shall continue as though the improvements on such Property
Location had not been damaged or destroyed and without abatement, suspension,
diminution or reduction of any kind.

 

14.03       Right to Terminate. Notwithstanding any other provision to the
contrary contained in this Article 14, in the event that, as a result of
such a Casualty Event, (a) Tenant shall reasonably estimate in the exercise of
good faith business judgment that (i) the applicable Property Location cannot
be used for the same purpose and substantially with the same utility as before
such Casualty Event, or (ii) it will be unable to use such damaged Property
Location for the customary operation of Tenant’s business for more than (1) one
(1) year, or (2) one hundred twenty (120) days if such Casualty Event has
occurred in the last two (2) years of the Term or any extension of the Term, or
(b) Landlord elects not to provide the insurance proceeds from any Casualty
Event to Tenant in accordance with a Casualty Withholding Event under Section
14.01, then, subject to the terms and conditions hereinafter set forth,
Tenant shall have the right, exercisable by written notice given to Landlord no
later than thirty (30) days following such Casualty Event, to cause Landlord to
modify this Lease to remove the damaged Property Location (and reduce the Rent
pursuant to the terms of Section 14.04 below) and, following such
removal, Tenant shall have no further responsibility to Landlord with respect
to such damaged Property Location, except for such indemnity or other
provisions of this Lease which may relate

 

28

 

to such damaged Property
Location. Such modification shall not be effective, and Tenant’s obligation to
pay Rent hereunder shall continue, until and unless (A) Tenant has complied
with all obligations pursuant to Article 6 hereof, (B) Tenant has paid
to Landlord all Rent and other amounts payable with respect to the damaged
Property Location through the date of the Casualty Event, and (C) Tenant has
paid or has caused to be paid to Landlord as its interests may appear all
insurance deductibles, and all insurance proceeds which shall have been paid to
Tenant with respect to the destruction or damage of such Property Location and
not utilized towards the Restoration; provided, however, that Tenant shall
retain those insurance proceeds in which Landlord does not have an interest
including, but not limited to, Tenant’s Personalty, and ordinary payroll
insurance proceeds.

 

14.04       Reduction of Rent. Upon removal of a Property Location
pursuant to Section 14.03 above, the Base Rent shall be reduced by the
amount as determined in accordance with Exhibit B.

 

ARTICLE 15.

EMINENT DOMAIN

 

15.01       Taking: Lease to Terminate. If a substantial portion of a Building or a
Parcel shall be lawfully taken as a result of the exercise of the power of
eminent domain or condemned for a public or quasi-public use or purpose by any
competent authority or sold to the condemning authority under threat of
condemnation (collectively, a “Condemnation”), and (a) Tenant reasonably
estimates in the exercise of good faith business judgment that, as a result
thereof, the applicable Property Location cannot be used for the same purpose
and substantially with the same utility as before such taking or conveyance or
(b) Landlord elects not to provide the Condemnation proceeds from any
Condemnation to Tenant in accordance with a Condemnation Withholding Event
under Section 15.02 below, Tenant shall have the right to cause Landlord
to modify this Lease to remove the taken Property Location, whereupon such
removal of a Property Location the Base Rent shall be reduced by the amount as
determined in accordance with Exhibit B. If this Lease is so modified
pursuant to this Section 15.01, then, upon the date of such taking of
possession, Tenant shall have no further responsibility to Landlord with
respect to such Property Location except for such indemnity or other provisions
of this Lease which by their nature may relate to such Property Location.
Landlord shall be entitled to receive the entire Condemnation award relating to
the land and improvements with respect to such taking.

 

15.02       Taking: Lease to Continue. In the event that only a part of a Property
Location shall be taken as a result of a Condemnation, and Tenant reasonably
estimates in the exercise of good faith business judgment that, as a result
thereof, the remainder of such Property Location can be used for the same
purpose and with substantially the same utility as before such Condemnation,
this Lease shall not be modified and Tenant shall promptly repair and restore
the remainder of such Property Location, subject to Force Majeure. In the event
the proceeds of the Condemnation after deduction of any reasonable costs and
expenses, if any, incurred by Tenant, Landlord or a Mortgagee in collecting the
same (collectively, “Net Condemnation Proceeds”) are less than the
Restoration Threshold, Landlord shall disburse, or cause to be disbursed, the
Net Condemnation Proceeds to Tenant. In the event the Net Condemnation Proceeds
are greater than the Restoration Threshold, Landlord shall use commercially
reasonable efforts to disburse and/or cause Mortgagee to expeditiously disburse
such Net Condemnation Proceeds upon Landlord

 

29

 

being furnished with (a)
evidence satisfactory to Landlord of the estimated cost of completion of the
repair or restoration, (b) such architect’s certificates, waivers of lien,
contractor’s sworn statements, mortgagee’s title insurance endorsements, bonds,
plats of survey, permits, approvals, licenses and such other documents and
items as Landlord may reasonably require and approve in Landlord’s reasonable
discretion, and (c) all plans and specifications for such repair or restoration,
such plans and specifications to be approved by Landlord prior to commencement
of any work, which approval shall not be unreasonably withheld, conditioned or
delayed; provided, that, in any event, Landlord shall use commercially
reasonable efforts to diligently provide or cause Mortgagee to diligently
provide its written approval or disapproval (with reasons of sufficient
specificity to allow Tenant to correct the reasonable objection) following
Landlord’s receipt of such plans and specifications. Landlord may, at Tenant’s
reasonable expense, retain a consultant to review and approve all requests for
disbursements, which approval shall not be unreasonably withheld, conditioned
or delayed; provided, that, in any event, Landlord shall use commercially
reasonable efforts to cause the consultant to diligently provide its written
approval or disapproval (with reasons of sufficient specificity to allow Tenant
to correct the reasonable objection) following such consultant’s and/or
Landlord’s receipt of Tenant’s request for disbursement. No payment made prior
to the final completion of the repair or restoration shall exceed ninety
percent (90%) of the value of the work performed; funds other than the Net
Condemnation Proceeds shall be disbursed prior to disbursement of such Net
Condemnation Proceeds; and at all times, the undisbursed balance of such Net
Condemnation Proceeds then held by Landlord, together with funds deposited for
that purpose or irrevocably committed to the reasonable satisfaction of Landlord
by or on behalf of Tenant for that purpose, shall be at least sufficient in the
reasonable judgment of Landlord to pay for the cost of completion of the repair
or restoration, free and clear of all liens or claims for a lien. Landlord
shall be entitled to keep any portion of the net proceeds from Condemnation
which may be in excess of the cost of the repair or restoration, and Tenant
shall bear all additional costs and expense of such repair or restoration in
excess of the net proceeds from Condemnation. Notwithstanding anything in this Section
15.02 to the contrary, if, at the time of a Condemnation, Tenant fails to
meet an EBITDAR Ratio of 1.15 to 1 calculated on a trailing twelve (12) month
basis at the time of such test, then Landlord shall have the right after the
Condemnation to withhold the Net Condemnation Proceeds for the restoration and
repair if, at Mortgagee’s election, Mortgagee desires to apply the Net
Condemnation Proceeds relating to such Condemnation to the payment of
Landlord’s Mortgage (a “Condemnation Withholding Event”). Promptly upon
Landlord’s receipt of notice from Mortgagee of a Condemnation Withholding Event
(but not later than thirty (30) days after the Condemnation), Landlord shall
provide written notice thereof to Tenant.

 

15.03       No Abatement of Rent. Except as otherwise provided in Section
15.01, this Lease shall not terminate, be forfeited or be affected in any
manner, nor shall there be any reduction or abatement of the Rent payable
hereunder, by reason of any Condemnation of any Property Location or any part
thereof, or by reason of the untenantability of the same or any part thereof,
for or due to any reason or cause whatsoever.

 

15.04       Tenant’s Claim for
Reimbursement.
Notwithstanding anything to the contrary in this Article 15, to the
extent permitted by law, (a) Tenant shall be allowed, at its sole cost and
expense, to pursue a claim against the condemning authority that shall be
independent of and wholly separate from any action, suit or proceeding relating
to any award to Landlord for reimbursement of Tenant’s leasehold interest,
relocation expenses or for Tenant’s Personalty;

 

30

 

and (b) Tenant and any
Tenant Mortgagee shall have the right to participate, at their sole cost and
expense, in any Condemnation proceeding affecting a Property Location or any
Buildings thereon; provided that such claim, award or participation does not
adversely affect or interfere with the prosecution of Landlord’s claim for the
Condemnation or otherwise reduce the amount recoverable by Landlord for the
Condemnation.

 

ARTICLE 16.

DEFAULT

 

16.01       Events of Default. The occurrence of any one or more of the
following matters constitutes a default (each, a “Default”) by Tenant
under this Lease:

 

(a)           Failure by Tenant to pay any Rent within two
(2) business days after written notice of failure to pay the same on the due
date; provided, however, that Landlord shall only be obligated to provide such
written notice and the two (2) business day cure period shall only be available
twice every twelve (12) month period;

 

(b)           Failure by Tenant to pay, within 5 (five)
business days after written notice of (i) demand by Landlord therefor to
the extent such monies are due and payable, or (ii) Tenant’s failure to
pay the same on the due date, of any other monies required to be paid by Tenant
under this Lease, including without limitation, the failure by Tenant to pay,
prior to delinquency, any Impositions, the failure of which to pay could result
in the imposition of a lien against any Property Location;

 

(c)           Failure by Tenant to observe or to perform
any other material covenant, agreement, condition or provision of this Lease,
if such failure continues for thirty (30) days after written notice thereof
from Landlord to Tenant or such longer time as may be reasonably required to
cure because of the nature of the default (provided Tenant shall have
undertaken procedures to cure the default within such thirty (30) day period
and thereafter diligently pursue such effort to completion) provided, however,
that the foregoing notice obligation and cure period shall not be applicable
where Tenant’s failure to observe or to perform any other material covenant
agreement, condition or provision of this Lease relates to (i) Tenant’s payment
of Rent or any other monetary obligation hereunder, or (ii) a condition that
would place the Premises in immediate physical jeopardy or in immediate
jeopardy of being forfeited or lost;

 

(d)           Intentionally deleted;

 

(e)           The levy upon, under writ of execution or the
attachment by legal process of, the leasehold interest of Tenant or any
Property Location, or the filing or creation of a lien with respect to such
leasehold interest or any Property Location, which lien shall not be released
or discharged within ninety (90) days from the date of Landlord’s written
request to release or discharge such filing;

 

(f)            The insolvency of Tenant or Tenant’s
admission in writing of its inability to pay its debts as they mature, or
Tenant’s making an assignment for the benefit of creditors, or applying for or
consenting to the appointment of a trustee or receiver for Tenant or for the
major part of its property;

 

31

 

(g)           The appointment of a trustee or receiver for
Tenant or for the major part of its property which is not discharged within one
hundred fifty (150) days after such appointment;

 

(h)           The institution of any bankruptcy,
reorganization, arrangement, insolvency or liquidation proceedings, or other
proceedings for relief under any bankruptcy law, or similar law for the relief
of debtors (i) by Tenant or (ii) against Tenant and which are allowed against
it or are consented to by it or are not dismissed within one hundred fifty
(150) days after such institution;

 

(i)            A final, nonappealable judgment is rendered
by a court against Tenant which would render Tenant insolvent and is not
discharged or provision made for such discharge by the earlier of (i) one
hundred twenty (120) days from the date of entry thereof, or (ii) execution
or levy thereon;

 

(j)            A monetary “Default” or monetary event of
default by the tenant under the lease dated of even date herewith listed on Schedule
16.01(j) attached hereto (the “Other Lease”) that is not cured
within the applicable notice and grace periods set forth in the Other Lease;
provided however, this Section 16.01(j) shall be terminated and null and
void and shall no longer apply as a potential Default under this Lease if (i)
the EBITDAR Ratio calculated on a trailing twelve (12) month basis at the time
of such test, is at least 1.50 to 1 for Pamida Stores Operating Co., LLC and
1.30 to 1 for ShopKo Stores Operating Co., LLC, each on a stand alone basis, and
(ii) the EBITDAR Ratio of the consolidated combined Pamida and ShopKo
entities calculated on a trailing twelve (12) month basis at the time of such
test is at least 1.50 to 1 (collectively, the “Cross Default Termination
Tests”). Tenant shall have the right to perform the Cross Default
Termination Tests at any time and upon satisfaction of the Cross Default
Termination Tests, Landlord shall confirm in writing that such tests have been
satisfied and this Section 16.01(j) shall be terminated and null and
void and no longer a potential Default under this Lease;

 

(k)           A default under or a breach of the terms and
provisions of any Overlease with respect to the tenant thereunder (after
expiration of all applicable cure periods) caused by Tenant; or

 

(l)            The failure by Tenant to observe or to
perform any obligation set forth in Section 31.17 after the expiration
of any applicable cure periods set forth in such Section.

 

16.02       Rights and Remedies of
Landlord. If a Default
occurs, Landlord shall have the rights and remedies hereinafter set forth,
which shall be distinct, separate and cumulative and which shall not operate to
exclude or deprive Landlord of any other right or remedy allowed it by law or
equity:

 

(a)           Landlord, upon ten (10) days additional prior
notice to Tenant (during which time Tenant may cure the Default) with respect
to any Default set forth in Sections 16.01(b) through (k) (expressly
excluding Sections 16.01(a) and (l) for which no additional notice shall
be required), may terminate this Lease with respect to each and every Property
Location by giving to Tenant notice of Landlord’s election to do so, in which
event the Term shall end, and all rights, title and interest of Tenant
hereunder shall expire, on the date stated in such notice; provided, however,
that Landlord shall only be obligated to provide such additional

 

32

 

written notice and the ten
(10) day cure period shall be available only twice every twelve (12) months;

 

(b)           Landlord, upon ten (10) days additional prior
notice to Tenant (during which time Tenant may cure the Default) with respect
to any Default set forth in Sections 16.01(b) through (k) (expressly
excluding Sections 16.01(a) and (l) for which no additional notice shall
be required), may terminate the right of Tenant to possession with respect to
each and every Property Location without terminating this Lease by giving
notice to Tenant that Tenant’s right of possession shall end on the date stated
in such notice, whereupon the right of Tenant to possession of the applicable
Property Location or any part thereof shall cease on the date stated in such
notice; provided, however that Landlord shall only be obligated to provide such
additional written notice and the ten (10) day cure period shall be available
only twice every twelve (12) months;

 

(c)           Landlord may, to the extent not prohibited by
applicable Laws and subject to Section 31.13, (i) re-enter and take
possession of the Premises (or any part thereof), any or all of Tenant’s
Personalty upon the Premises and, to the extent permissible, all permits and
other rights or privileges of Tenant pertaining to the general use and
operation of the Premises, but excluding any permits or other rights and
privileges that are specific to the use and operation of Tenant’s business upon
the Premises, and (ii) expel Tenant and those claiming under or through Tenant,
without being deemed guilty in any manner of trespass or becoming liable for
any loss or damage resulting therefrom, without resort to legal or judicial
process, procedure or action. No notice from Landlord hereunder or under a
forcible entry and detainer statute or similar law shall constitute an election
by Landlord to terminate this Lease unless such notice specifically so states.
If Tenant shall, after default, voluntarily give up possession of the Premises
to Landlord, deliver to Landlord or its agents the keys to the Premises, or
both, such actions shall be deemed to be in compliance with Landlord’s rights
and the acceptance thereof by Landlord or its agents, and shall not be deemed
to constitute a termination of this Lease. Landlord reserves the right
following any re-entry and/or reletting to exercise its right to terminate this
Lease by giving Tenant written notice thereof, in which event this Lease will
terminate;

 

(d)           Except for a Default pursuant to Section
16.01(l), Landlord may bring an action against Tenant for any damages
sustained by Landlord or any equitable relief available to Landlord in
connection with enforcing its rights under this Article 16;

 

(e)           Landlord may relet the Premises or any part
thereof for such term or terms (including a term which extends beyond the
original Lease Term), at such rentals and upon such other terms as Landlord, in
its reasonable discretion, may determine, with all proceeds received from such
reletting being applied to the Rent due from Tenant in such order as Landlord
may, in it sole discretion, determine, which may include, without limitation,
all repossession costs, brokerage commissions, attorneys’ fees and expenses,
alteration, remodeling and repair costs and expenses of preparing for such
reletting, all of which costs shall be reasonable and customary. Landlord
reserves the right following any re-entry and/or reletting to exercise its
right to terminate this Lease by giving Tenant written notice thereof, in which
event this Lease will terminate as specified in said notice. Landlord agrees to
use commercially reasonable efforts to mitigate any damages resulting from a
Default of Tenant; provided, however, that Landlord’s obligation to so mitigate
shall be satisfied in full and deemed reasonable if Landlord undertakes

 

33

 

to lease each Property
Location to another tenant (a “Replacement Tenant”) in accordance with
the following criteria:

 

(i)            Landlord shall not be obligated to lease a
Property Location to a Replacement Tenant under terms or conditions that are
unacceptable to Landlord under Landlord’s then current leasing policies for
comparable space in the same market area as the applicable Property Location,
if any;

 

(ii)           Landlord shall not be obligated to enter into
a lease with any proposed Replacement Tenant which does not have, in Landlord’s
reasonable opinion, sufficient financial resources or operating experience to
operate the Premises; and

 

(iii)          Landlord shall not be required to expend any
amount of money to alter, remodel or otherwise make the Premises suitable for
use by a proposed substitute Tenant unless: (1) Tenant pays any such sum to
Landlord in advance of Landlord’s execution of a substitute lease with such tenant
(which payment shall not be in lieu of Rent or any damages or other sums to
which Landlord may be entitled as a result of Tenant’s Default under this
Lease); and (2) Landlord, in Landlord’s sole discretion, determines that any
such expenditure is financially justified in connection with entering into any
such substitute lease.

 

(f)            Except for a Default pursuant to Section
16.01(l), Landlord may recover from Tenant all reasonable actual
out-of-pocket costs and expenses paid or incurred by Landlord as a result of
such Default, regardless of whether or not legal proceedings are actually
commenced;

 

(g)           Except for a Default pursuant to Section
16.01(l), Landlord may immediately or at any time thereafter, upon written
notice to Tenant (except in the event of an emergency, in which event no notice
shall be necessary), at Landlord’s sole option but without any obligation to do
so, correct such Default and charge Tenant all reasonable costs and expenses
incurred by Landlord therein. Any sum or sums so paid by Landlord, together
with any accrued Default Interest, shall be deemed to be Rent hereunder and
shall be immediately due from Tenant to Landlord. Any such acts by Landlord in
correcting Tenant’s Defaults hereunder shall not be deemed to cure said
Defaults or constitute any waiver of Landlord’s right to exercise any or all
remedies set forth herein;

 

(h)           Landlord may immediately or at any time
thereafter, and with or without notice, except as required herein, set off any
money of Tenant held by Landlord under this Lease or Other Lease against any
sum owing by Tenant hereunder or owed under the Other Lease; provided that,
subject to a Mortgagee’s right to credit the balance of any reserves held by
the Mortgagee against future payments on the applicable debt, any Impositions
Reserve or Insurance Reserve (as such terms are defined in Section 30.01)
held by Landlord shall be applied and disbursed in accordance with Article
30; and/or

 

(i)            Landlord may seek any equitable relief
available to Landlord, including, without limitation, the right of specific
performance.

 

16.03       Final Damages. If this Lease is terminated by Landlord as
provided in Section 16.02(a), in addition to Landlord’s rights set
forth in Section 16.02, Landlord shall be

 

34

 

entitled to recover from
Tenant all Rent accrued and unpaid for the period up to and including such
termination date, as well as all other additional sums payable by Tenant, or
for which Tenant is liable or in respect of which Tenant has agreed to
indemnify Landlord under any of the provisions of this Lease, which may be then
owing and unpaid, and all costs and expenses, including court costs and
reasonable attorneys’ fees incurred by Landlord in the enforcement of its
rights and remedies hereunder.

 

16.04       Removal of Personal Property. All of Tenant’s Personalty removed from any
Property Location by Landlord pursuant to any provisions of this Lease or any
Laws may be handled, removed or stored by Landlord at the sole cost and expense
of Tenant, and Landlord, in no event, shall be responsible for the value,
preservation or safekeeping thereof. Tenant shall pay Landlord for all expenses
incurred by Landlord in such removal and storage charges against such property
as long as the same is in Landlord’s possession or under Landlord’s control.
Subject to Section 31.13, all of Tenant’s Personalty not removed from
any Property Location or retaken from storage by Tenant within twenty (20) days
after the end of the Term, however terminated, at Landlord’s option, shall be
conclusively deemed to have been conveyed by Tenant to Landlord as by bill of
sale without further payment or credit by Landlord to Tenant.

 

16.05       Landlord’s Default. If Landlord shall violate, neglect or fail
to perform or observe any of the representations, covenants, provisions, or
conditions contained in this Lease on its part to be performed or observed,
which default continues for a period of more than thirty (30) days after
receipt of written notice from Tenant specifying such default (provided,
however, such period shall be limited to two (2) business days with respect to
a default under Section 31.17(g)), or if such default is of a nature to require
more than thirty (30) days for remedy and continues beyond the time reasonably necessary
to cure (provided Landlord must have undertaken procedures to cure the default
within such thirty (30) day period and thereafter diligently pursues such
efforts to cure to completion, provided that Landlord shall not have such
additional period to cure with respect to default under Section 31.17(g)),
Tenant, at its option (in addition to all other rights and remedies provided
Tenant at law, in equity or hereunder), upon further written notice to Landlord
of Tenant’s intention to exercise any remedy hereunder, which shall provide
Landlord with an additional ten (10) days cure period thereafter (provided that
Landlord shall not have such additional period to cure with respect to default
under Section 31.17(g)), may either terminate this Lease upon written notice
thereof given to Landlord, or incur any reasonable expense necessary to perform
the obligation of Landlord specified in such notice and bill Landlord for the
costs thereof. If Landlord fails to reimburse Tenant for such reasonable costs
within thirty (30) days after Landlord’s receipt of such bill, Tenant may
deduct such costs from the next due installments of Monthly Base Rent, until
such costs are recouped by Tenant.

 

16.06       Attorneys’ Fees. The defaulting party shall pay all of the
non-defaulting party’s costs, charges and expenses, including court costs and
reasonable attorneys’ fees, incurred in enforcing the defaulting party’s
obligations under this Lease, incurred by the non-defaulting party in any
action brought by a party in which the other party is the prevailing party, or
incurred by a prevailing party in any litigation, negotiation or transaction in
which the other party causes such prevailing party, without such prevailing
party’s fault, to become involved or concerned.

 

16.07       Tenant Waiver. Tenant hereby expressly waives, for itself
and all Persons claiming by, through and under Tenant, including creditors of
all kinds, (a) any right and

 

35

 

privilege which Tenant has
under any present or future Legal Requirements to redeem the Premises, or any
part thereof, or to have a continuance of this Lease for the Term after
termination of Tenant’s right of occupancy by order or judgment of any court or
by any legal process or writ, or under the terms of this Lease; (b) the
benefits of any present or future Legal Requirements that exempt property from
liability for debt or for distress for rent; (c) any present or future Legal
Requirements relating to notice or delay in levy of execution in case of
eviction of a tenant for nonpayment of rent; and (d) any benefits and lien
rights which may arise pursuant to any present or future Legal Requirements.

 

ARTICLE 17.

SUBORDINATION; LEASEHOLD MORTGAGE

 

17.01       Subordination. Landlord has executed and delivered and may
execute and deliver hereafter from time to time a mortgage or trust deed in the
nature of a mortgage, both being hereinafter referred to as a “Mortgage,”
against any Parcel and improvements thereon or any interest therein. Landlord
also may, subject to the approval of any Mortgagee (which approval Mortgagee,
in its sole discretion, may withhold), hereafter sell and lease back any
Property Location, or any part thereof, such lease of the underlying land
herein called a “Ground Lease,” and the landlord under any such lease is
herein called a “Ground Landlord.” 
If requested by the mortgagee or trustee under any Mortgage (both being
hereinafter referred to as a “Mortgagee”) or by any Ground Landlord,
Tenant will either (a) subordinate its interest in this Lease to said
Mortgage or said Ground Lease, as the case may be, and to any and all advances
made thereunder and to the interest thereon, and to all renewals, replacements,
supplements, amendments, modifications and extensions thereof, or (b) make
certain of Tenant’s rights and interests in this Lease superior thereto; and
Tenant will execute and deliver such agreement or agreements promptly, as may
be reasonably approved by Tenant, Landlord or such Mortgagee, or such Ground
Landlord, as the case may be. Any Mortgage to which this Lease is now or
hereafter subordinate shall provide, in effect, that during the time this Lease
is in force all insurance proceeds and condemnation awards shall be permitted
to be used for restoration in accordance with the provisions of this Lease.
Notwithstanding anything herein to the contrary, as a condition to
subordinating its rights and interests under this Lease to any such Mortgagee
or such Ground Landlord, as the case may be, so long as no Default has occurred
and is continuing, Tenant’s rights and interests under this Lease shall remain
enforceable and undisturbed and Mortgagee or such Ground Landlord, as the case
may be, shall enter into a subordination, non-disturbance and attornment
agreement with Tenant, which agreement shall be substantially in the form
attached hereto as Exhibit E, or in such other form as may be reasonably
approved by Tenant, Landlord, such Mortgagee or such Ground Landlord.

 

17.02       Liability of Mortgagee;
Attornment. It is
further agreed that (a) if any Mortgage shall be foreclosed, or if any Ground
Lease shall be terminated, (i) the Mortgagee (or its grantees) or purchaser at
any foreclosure sale (or grantee in a deed in lieu of foreclosure), or Ground
Landlord, as the case may be, or their respective successors and assigns shall
not be (1) liable for any act or omission of any prior landlord (including
Landlord), subject to any defenses, offsets or counterclaims which Tenant may
have against a prior landlord (including Landlord) as long as the same are not
continuing, (2) bound by any obligation to perform any work or to make
improvements to the applicable Property Location, or any portion thereof, or
(3) bound by any prepayment of Base Rent or other Rent which Tenant may have
made in excess of the amounts

 

36

 

then due for the next
succeeding month (other than any reserves paid under this Lease), (ii) the
liability of the Mortgagee hereunder or purchaser at such foreclosure sale or
the liability of a subsequent owner designated as Landlord under this Lease
shall exist only so long as such Mortgagee, Ground Landlord, purchaser or
owner, as applicable, is the owner of the applicable Building or Parcel and
such liability shall not continue or survive after further transfer of
ownership; and (iii) upon request of the Mortgagee if the Mortgage is
foreclosed, or of the Ground Landlord if the Ground Lease is terminated, and
provided that Tenant’s rights and interests under this Lease shall remain
enforceable and undisturbed, Tenant will attorn, as Tenant under this Lease, to
the purchaser at any foreclosure sale under any Mortgage, and Tenant will
attorn as the tenant under this Lease to the Ground Landlord, and Tenant will
execute such instruments as may be reasonably necessary or appropriate to
evidence such attornment; and (b) this Lease may not be modified or amended so
as to reduce Rent or shorten the Term provided hereunder, or so as to affect
adversely in any other respect or to any material extent the rights of
Landlord, and this Lease shall not be cancelled or surrendered, without the
prior written consent, in each instance, of the Mortgagee or of the Ground
Landlord, as the case may be, other than as expressly permitted pursuant to the
terms of this Lease.

 

17.03       Tenant Leasehold Mortgage.

 

(a)           Provided that, at the time Tenant proposes to
grant any Leasehold Mortgage (as defined in Section 17.03(c)(i)), no
Default exists, Tenant shall have the right to grant a Leasehold Mortgage on
Tenant’s leasehold interest in the Premises with respect to all but not less
than all of the entire Premises. Any Tenant’s Mortgagee (as defined in Section
31.13) or permitted Leasehold Mortgagee (as defined in Section
17.03(c)(ii)) shall be deemed to be a third party beneficiary of any
subordination, non-disturbance and attornment agreement granted to Tenant
hereunder, but (i) any such Leasehold Mortgage otherwise shall be in all
respects subject and subordinate to Landlord’s interest in this Lease and to
any Mortgage or Ground Lease granted by Landlord, and to any renewals,
modifications, consolidations, replacements and extensions of any such Mortgage
or Ground Lease, whether such Mortgage or Ground Lease, or any renewal,
modification, consolidation, replacement or extension thereof, is granted by
Landlord prior or subsequent to any Leasehold Mortgage granted by Tenant; and
(ii) the Leasehold Mortgage shall attach to and be a lien on Tenant’s leasehold
interest in the Premises only, shall convey no interest or rights in and to
Landlord’s interest in the Lease or the Premises which are greater than
Tenant’s interest or rights in the Lease or the Premises, and shall be in form
and substance reasonably satisfactory to Landlord and Tenant.

 

(b)           If Tenant shall grant a Leasehold Mortgage in
compliance with the provisions of this Section 17.03, and if Tenant or
the Leasehold Mortgagee shall, within thirty (30) days after the execution of
such Leasehold Mortgage, send to Landlord a true copy thereof, together with
written notice specifying the name and address of the Leasehold Mortgagee
thereunder and the pertinent recording data with respect to such Leasehold
Mortgage, then, so long as such Leasehold Mortgage shall remain unsatisfied of
record, the following provisions shall apply:

 

(i)            Landlord shall use commercially reasonable
efforts to give the Leasehold Mortgagee, at the address for the Leasehold
Mortgagee given to Landlord as provided above, a copy of any notice of default
hereunder that relates to the portions of the Premises

 

37

 

applicable to the Leasehold
Mortgage at the approximate time and in a similar manner of giving such notice
or communication to Tenant; provided,
however, that the failure to deliver such notice shall not constitute
a default by Landlord hereunder. Landlord will not exercise any right, power or
remedy with respect to any Default hereunder that relates to the portions of
the Premises applicable to the Leasehold Mortgage, and no notice to Tenant of
any such Default shall be effective, until Landlord shall have so given to the
Leasehold Mortgagee written notice or a copy of its notice to Tenant of such
Default. Landlord acknowledges that the Leasehold Mortgagee shall have the
right to approve any amendment that changes the permitted use, term, rent or
any other payment obligation set forth herein, or that otherwise materially
increases Tenant’s obligations or decreases Tenant’s rights under this Lease.

 

(ii)           Any Leasehold Mortgagee, in case Tenant shall
be in default hereunder, shall, within the period herein provided, have the
right to remedy such default, or cause the same to be remedied, and Landlord
shall accept such performance by or at the instance of such Leasehold Mortgagee
as if the same had been made by Tenant, provided such remedy has been performed
in the time frame and in the same manner as permitted by Tenant under this
Lease. If a receiver cures any default, Landlord shall accept such cure as
though performed by the Leasehold Mortgagee.

 

(iii)          It is understood and agreed that any
Leasehold Mortgagee, or its designee, or any purchaser in foreclosure
proceedings, any grantee pursuant to an assignment in lieu of foreclosure, or
any other party taking by, through or under a Leasehold Mortgage or its designee,
may become the legal Tenant under this Lease with respect to the entire
Premises through foreclosure proceedings, by assignment of this Lease in lieu
of foreclosure or otherwise; provided,
however, that any such designee, purchaser in foreclosure, grantee
pursuant to an assignment in lieu of foreclosure or other party shall, in all
events, take subject to the terms of this Lease.

 

(iv)          Upon any rejection of this Lease by any
trustee of the Tenant in any bankruptcy, reorganization, arrangement or similar
proceeding which would, if it were not for this Article 17, cause this
Lease to terminate, without any action or consent by Landlord, Tenant or any
Leasehold Mortgagee, the transfer of Tenant’s interest hereunder to such
Leasehold Mortgagee shall automatically occur. Such Leasehold Mortgagee may
terminate this Lease upon any such transfer by giving notice thereof to
Landlord no later than thirty (30) days after notice of such transfer. Upon any
such termination, such Leasehold Mortgagee shall have no further obligations
hereunder, including any obligations which may have accrued prior to such
termination, except for any obligations previously undertaken by the Leasehold
Mortgagee pursuant to Section 17.03(b)(iii) or caused by Leasehold
Mortgagee’s acts while in physical possession of the Premises or by a court
appointed receiver acting as agent for Leasehold Mortgagee.

 

(v)           Landlord agrees to use commercially
reasonable efforts to give the Leasehold Mortgagee notice of any condemnation
proceedings affecting the applicable Property Location (the failure of which
shall not constitute a default by Landlord hereunder), and such Leasehold
Mortgagee shall have the right to intervene and be made a party to any such
condemnation proceedings to the extent of Tenant’s right to do so under this
Lease.

 

38

 

(vi)          If a Leasehold Mortgagee shall acquire title
to Tenant’s interest in the Premises, by foreclosure of a Leasehold Mortgage
thereon, by assignment in lieu of foreclosure, by an assignment for a nominee
or wholly-owned subsidiary of such Leasehold Mortgagee, or otherwise, such
Leasehold Mortgagee may assign this Lease or sublet or underlet the Premises
only in compliance with Article 12. Upon any assignment made in compliance
with Article 12 of this Lease in favor of any owner of the leasehold
estate pursuant to this Lease whose interest shall have been acquired by,
through or under any Leasehold Mortgagee or from any other holder thereof, the
assignor shall be relieved of any further liability which may accrue under this
Lease from and after the date of such assignment, provided that the assignee
shall execute and deliver to Landlord a recordable instrument of assumption
wherein such assignee shall assume and agree to perform and observe the
covenants and conditions in this Lease contained on Tenant’s part to be
performed and observed, it being the intention that once the Leasehold
Mortgagee shall succeed to Tenant’s interest under this Lease, any and all
subsequent assignments (whether by such Leasehold Mortgagee, any purchaser at a
foreclosure sale or any other transferee or assignee) shall, subject to the
provisions of Article 12, effect a release of the assignor’s liability
under this Lease from and after such assignment.

 

(vii)         There shall be no merger of this Lease nor of
the leasehold estate created by this Lease with the fee estate in the Premises
or any part thereof by reason of the fact that the same person, firm,
corporation or other entity may acquire or own or hold, directly or indirectly,
(1) this Lease or the leasehold estate created by this Lease or any
interest in this Lease or in any such leasehold estate, and (2) the fee estate
in the Premises or any part thereof or any interest in such fee estate, and no
such merger shall occur unless and until all corporations, firms and other
entities, including any Leasehold Mortgagee, having any interest in (A) this
Lease or the leasehold estate created by this Lease and (B) the fee estate in
the Premises or any part thereof or any interest in such fee estate shall join
in a written instrument effecting such merger and shall duly record the same.

 

(viii)        Notwithstanding anything herein to the
contrary, the provisions of this Article 17 shall inure only to the
benefit of the Leasehold Mortgage which is a first lien on Tenant’s interest in
the Premises. Landlord shall, upon request, execute, acknowledge and deliver to
such Leasehold Mortgagee after its request an agreement prepared at the sole
cost and expense of Tenant, in form reasonably satisfactory to such Leasehold
Mortgagee and Landlord, among Landlord, Tenant and such Leasehold Mortgagee,
agreeing to all of the provisions of this Section 17.03.

 

(c)           Definition of Terms.

 

(i)            For purposes of this Lease, “Leasehold Mortgage”
shall mean a mortgage upon Tenant’s leasehold estate and other rights of Tenant
created pursuant to this Lease, and Tenant’s rights under any subleases.

 

(ii)           For purposes of this Lease, “Leasehold
Mortgagee” shall mean any mortgagee, trustee, or secured party under a
Leasehold Mortgage. The Leasehold Mortgagee shall be an insurance company,
savings bank, commercial bank (acting as a trustee, agent or otherwise), or
other institutional lending source having a capital and surplus or net assets
of at least Two Hundred Fifty Million Dollars ($250,000,000).

 

39

 

ARTICLE 18.

MORTGAGEE PROTECTION

 

Tenant
agrees to give the Mortgagee or Ground Landlord, as the case may be, by
overnight courier service or by registered or certified mail, a copy of any
notice or claim of default served upon Landlord by Tenant, provided that prior
to such notice, Tenant has been notified in writing, by way of service on
Tenant of a copy of an assignment of Landlord’s interests in leases, or
otherwise, of the address of such Mortgagee or Ground Landlord, as the case may
be. Tenant further agrees that such Mortgagee or Ground Landlord, as the case
may be, shall have the right to cure such default within the time period
provided for hereunder for Landlord to cure any Landlord Default.

 

ARTICLE 19.

ESTOPPEL CERTIFICATE

 

Tenant
and Landlord agree, from time to time and upon not less than ten (10) days’
prior request by either of them to the other, to deliver to the requesting
party a statement in the form attached hereto as Exhibit C certifying to
any mortgagee, purchaser or assignee, as the case may be, of such party (or
proposed mortgagee, purchaser or assignee, as the case may be, of such party’s
interest) (a) that this Lease is unmodified and in full force and effect
(or if there have been modifications, that this Lease, as modified, is in full
force and effect and identifying the modifications); (b) the date upon
which Tenant began paying Rent and the dates to which Rent and other charges
have been paid; (c) that the requesting party is not in default under any
provision of this Lease, or, if in default, the nature thereof in detail; (d)
that the Tenant is in occupancy of each Property Location and paying Rent on a
current basis with no rental offsets or claims; (e) that there has been no
prepayment of Rent other than that provided for in this Lease; (f) that
there are no actions, whether voluntary or otherwise, pending against the other
party under the bankruptcy laws of the United States or any state thereof; and
(g) such other matters as may be reasonably requested to the knowledge of
the party providing the estoppel.

 

ARTICLE 20.

REPRESENTATIONS AND WARRANTIES OF TENANT

 

The
representations and warranties of Tenant contained in this Article 20
are being made as of the Effective Date to induce Landlord to enter into this
Lease and Landlord has relied upon such representations and warranties. Tenant
represents and warrants to Landlord as of the Effective Date as follows:

 

20.01       Organization, Authority and
Status of Tenant. Tenant
has been duly organized or formed, is validly existing and in good standing
under the laws of its state of formation and is qualified as a limited
liability company to do business in any jurisdiction where such qualification
is required except where the failure to be so qualified would not have a
Material Adverse Effect. All necessary company action has been taken to
authorize the execution, delivery and performance by Tenant of this Lease and
of the other documents, instruments and agreements provided for herein. Tenant
is not a “foreign limited liability company,” “foreign corporation,” “foreign
partnership,” “foreign trust” or “foreign estate,” as

 

40

 

those terms are defined in
the Code and the regulations promulgated thereunder. The individual who has
executed this Lease on behalf of Tenant is duly authorized to do so.

 

20.02       Enforceability. Assuming the due authorization, execution
and delivery hereof by Landlord, this Lease constitutes the legal, valid and
binding obligation of Tenant, enforceable against Tenant in accordance with its
terms, except as such enforceability may be limited by bankruptcy, insolvency,
reorganization, moratorium or other similar laws affecting creditors’ rights
generally and the availability of injunctive relief and other equitable
remedies.

 

20.03       Property Condition. Tenant has physically inspected all of the
Premises and has examined title to the Premises, and has found all of the same
satisfactory in all respects for all of Tenant’s purposes.

 

20.04       Litigation. There are no suits, actions, proceedings or
investigations pending, or to the best of its knowledge, threatened against or
involving Tenant or the Premises before any arbitrator or governmental
authority which could reasonably be expected to result in a Material Adverse
Effect in the operations of Tenant or the Premises.

 

20.05       Compliance With OFAC Laws. Neither Tenant nor any direct member of
Tenant is an individual or entity whose property or interests are subject to
being blocked under Executive Order 13224 issued by the President of the United
States and all regulations promulgated thereunder (the “OFAC Laws”) or
is otherwise in violation of any of the OFAC Laws; provided, however, that the representation contained in this
sentence shall not apply to any individual, partnership, corporation, limited
liability company, trust, or other form of entity (“Person”) to the
extent such Person’s interest is in or through an entity whose securities are
listed on a national securities exchange or quoted on an automated quotation
system in the United States or a wholly-owned subsidiary of such entity.

 

20.06       Ownership. The interests in SKO Group Holdings, LLC, a
Delaware limited liability company that indirectly owns all of the shares of
Tenant, are directly owned by the persons identified on the letter from Tenant
to Landlord of even date herewith.

 

20.07       Absence of Breaches or
Defaults. Tenant is not
in default under any document, instrument or agreement to which Tenant is a
party or by which Tenant or the Premises is subject or bound, which has had, or
could reasonably be expected to result in, a Material Adverse Effect against
Tenant or the Premises. The authorization, execution, delivery and performance
of this Lease and the documents, instruments and agreements provided for herein
will not result in any breach of or default under any document, instrument or
agreement to which Tenant is a party or by which Tenant or the Premises is subject
or bound, which has had, or could reasonably be expected to result in, a
Material Adverse Effect against Tenant or the Premises.

 

20.08       Solvency. There is no contemplated, pending or
threatened Insolvency Event or similar proceedings, whether voluntary or
involuntary, against Tenant. The term “Insolvency Event” shall mean
(a) a failure to generally pay debts as such debts become due, admitting
in writing an inability to pay debts generally or making a general assignment
for the benefit of creditors; (b) any proceeding being instituted by or
against Tenant (i) seeking to adjudicate it bankrupt or insolvent;
(ii) seeking liquidation, winding up, reorganization, arrangement,

 

41

 

adjustment, protection,
relief, or composition of it or its debts under any law relating to bankruptcy,
insolvency, or reorganization or relief of debtors; or (iii) seeking the
entry of an order for relief or the appointment of a receiver, trustee, or
other similar official for it or for any substantial part of its property, and
in the case of any such proceeding instituted against, either such proceeding
shall remain undismissed for a period of one hundred twenty (120) days or any
of the actions sought in such proceeding shall occur; or (c) the taking of
any corporate or company action to authorize any of the actions set forth above
in this definition.

 

20.09       Licenses and Permits. Tenant has obtained or has the use of all
required licenses and permits, both governmental and private, to use and
operate the Premises as currently used except where the failure to have such
licenses and permits would not have a Material Adverse Effect.

 

ARTICLE 21.

NONWAIVER

 

No
waiver of any condition expressed in this Lease shall be implied by any neglect
of Landlord or Tenant to enforce any remedy on account of the violation of such
condition whether or not such violation is continued or repeated subsequently,
and no express waiver shall affect any condition other than the one specified
in such waiver and that one only for the time and in the manner specifically
stated. Without limiting any of Landlord’s rights under this Lease, it is
agreed that no receipt of monies by Landlord from Tenant after the expiration
or early termination in any way of the Term or of Tenant’s right of possession
hereunder or after the giving of any notice shall reinstate, continue or extend
the Term or affect any notice given to Tenant prior to the receipt of such
monies. It is also agreed that after the service of notice or the commencement
of a suit or after final judgment for possession of the Premises, Landlord may
receive and collect any monies due, and the payment of said monies shall not
waive or affect said notice, suit or judgment.

 

ARTICLE 22.

INTENTIONALLY DELETED

 

ARTICLE 23.

REAL ESTATE BROKERS

 

Each
party represents to the other that it has not dealt with any broker, agent, or
finder in connection with this Lease and agrees to indemnify and hold the other
harmless from all damages, liability and expense, including reasonable
attorneys’ fees, arising from any claims or demands of any broker, agent or
finder for any commission alleged to be due such broker, agent or finder in
connection with its having introduced that party to the Premises or having
participated in the negotiation of the sale and lease-back of the Premises.

 

ARTICLE 24.

NOTICES

 

All
notices and demands required or desired to be given by either party to the
other with respect to this Lease or the Premises shall be in writing and shall
be delivered personally, sent by overnight courier service, prepaid, or sent by
United States registered or certified mail, return

 

42

 

receipt
requested, postage prepaid, and addressed as herein provided. Notices to or
demands upon Tenant shall be addressed to Tenant at 700 Pilgrim Way, Green Bay,
Wisconsin 54304, Attention:  Chief
Financial Officer and General Counsel, with a copy to each of C. Deryl
Couch and Scott King at Sun Capital Partners, Inc., 5200 Town Center Circle,
Suite 470, Boca Raton, Florida 33486, and with a copy to Klehr, Harrison,
Harvey, Branzburg & Ellers LLP, 260 South Broad Street, 4th Floor, Philadelphia,
Pennsylvania 19102, Attention: Bradley A. Krouse, Esq. Notices to or demands
upon Landlord shall be addressed to Landlord at 14631 N. Scottsdale Road, Suite
200, Scottsdale, Arizona 85254 2711, Attention: 
Michael T. Bennett, SVP, Operations, with a copy to Kutak Rock LLP, 1801
California Street, Suite 3100, Denver, Colorado 80202, Attention: Peggy A.
Richter, Esq. Notices and demands shall be deemed given and served (a) upon
receipt or refusal, if delivered personally, (b) one (1) business day after
deposit with an overnight courier service or (c) upon three (3) business days
after deposit in the United States mails, if mailed. Either party may change
its address for receipt of notices by giving notice of such change to the other
party in accordance herewith.

 

ARTICLE 25.

HAZARDOUS MATERIALS

 

25.01       Defined Terms.

 

(a)           “Claim” shall mean and include any
demand, cause of action, proceeding, or suit for any one or more of the
following: (i) actual or punitive damages, losses, injuries to Person or
property, damages to natural resources, fines, penalties, interest,
contribution or settlement, (ii) seeking a Response (as defined in Section
25.01(f)), (iii) the costs and expenses of site investigations, feasibility
studies, information requests, health or risk assessments, or Response actions,
and (iv) the costs and expenses of enforcing insurance, contribution or indemnification
agreements.

 

(b)           “Environmental Laws” shall mean and
include all federal, state and local statutes, ordinances, regulations and
rules in effect and as amended from time to time relating to environmental
quality, health, safety, contamination and cleanup, including, without
limitation, the Clean Air Act, 42 U.S.C. Section 7401 et seq.; the Clean Water
Act, 33 U.S.C. Section 1251 et seq., and the Water Quality Act of 1987; the
Federal Insecticide, Fungicide, and Rodenticide Act (“FIFRA”), 7 U.S.C. Section
136 et seq.; the Marine Protection, Research, and Sanctuaries Act, 33 U.S.C.
Section 1401 et seq.; the National Environmental Policy Act, 42 U.S.C. Section
4321 et seq.; the Noise Control Act, 42 U.S.C. Section 4901 et seq.; the
Occupational Safety and Health Act, 29 U.S.C. Section 651 et seq.; the Resource
Conservation and Recovery Act (“RCRA”), 42 U.S.C. Section 6901 et seq.,
as amended by the Hazardous and Solid Waste Amendments of 1984; the Safe
Drinking Water Act, 42 U.S.C. Section 300f et seq.; the Comprehensive
Environmental Response, Compensation and Liability Act (“CERCLA”), 42
U.S.C. Section 9601 et seq., as amended by the Superfund Amendments and
Reauthorization Act, the Emergency Planning and Community Right-to-Know Act,
and the Radon Gas and Indoor Air Quality Research Act; the Toxic Substances
Control Act (“TSCA”), 15 U.S.C. Section 2601 et seq.; the Atomic Energy
Act, 42 U.S.C. Section 2011 et seq., and the Nuclear Waste Policy Act of 1982,
42 U.S.C. Section 10101 et seq., and state and local superlien and
environmental statutes and ordinances, with implementing regulations, rules and
guidelines, as any of the foregoing may be amended from time to time.
Environmental Laws shall also include

 

43

 

all state, regional, county,
municipal, and other local laws, regulations, and ordinances insofar as they
are equivalent or similar to the federal laws recited above or purport to
regulate Hazardous Materials (as defined in Section 25.01(c)).

 

(c)           “Hazardous Materials” shall mean and
include the following, including mixtures thereof: any hazardous substance,
mold, pollutant, contaminant, waste, by-product or constituent regulated under
CERCLA; oil and petroleum products and natural gas, natural gas liquids,
liquefied natural gas and synthetic gas usable for fuel; pesticides regulated
under FIFRA; asbestos and asbestos-containing materials, PCBs, and other
substances regulated under TSCA; source material, special nuclear material,
by-product material and any other radioactive materials or radioactive wastes,
however produced, regulated under the Atomic Energy Act or the Nuclear Waste
Policy Act; chemicals subject to the OSHA Hazard Communication Standard, 29
C.F.R. § 1910.1200 et seq.; and industrial process and pollution control wastes
whether or not hazardous within the meaning of RCRA, and any other hazardous
substance, pollutant or contaminant regulated under any other Environmental
Law.

 

(d)           “Manage” or “Management” means
to generate, manufacture, process, treat, store, use, re-use, refine, recycle,
reclaim, blend or burn for energy recovery, incinerate, accumulate
speculatively, transport, transfer, dispose of or abandon Hazardous Materials.

 

(e)           “Release” or “Released” shall
mean any actual or threatened spilling, leaking, pumping, pouring, emitting,
emptying, discharging, injecting, escaping, leaching, dumping or disposing of
Hazardous Materials into the environment, as “environment” is defined in
CERCLA.

 

(f)            “Response” or “Respond” shall
mean action taken to correct, remove, remediate, clean up, prevent, mitigate,
monitor, evaluate, investigate, assess or abate the Release of a Hazardous
Material.

 

25.02       Tenant’s Obligations with
Respect to Environmental Matters. During the Term, (a) Tenant shall comply, at its sole cost and
expense, with all Environmental Laws; (b) Tenant shall not, except as
utilized in the ordinary course of business and not in violation of any
Environmental Laws, Manage or authorize the Management of, any Hazardous Materials
on any Property Location, including installation of any underground storage
tanks, without prior written disclosure to and prior written reasonable
approval by Landlord, except in accordance with applicable Environmental Laws;
(c) Tenant shall not take any action that would subject any Property Location
to the permit requirements under RCRA or any analogous state law, for storage,
treatment or disposal of Hazardous Materials; and (d) Tenant shall arrange at
its sole cost and expense, for the lawful transportation and off-site disposal
at permitted landfills or other permitted disposal facilities and otherwise in
accordance with all applicable Environmental Laws, of all Hazardous Materials
that it generates.

 

25.03       Copies of Notices. During the Term, Tenant shall provide
Landlord promptly with copies of all summons, citations, directives,
information inquiries or requests, notices of potential responsibility, notices
of violation or deficiency, orders or decrees, Claims, complaints,
investigations, judgments, letters, notices of environmental liens or Response
actions in progress, and other communications, written or oral, actual or
threatened, from the United States

 

44

 

Environmental Protection
Agency, Occupational Safety and Health Administration, the Environmental
Protection Agency for the state in which the Premises are located, or other
federal, state, or local agency or authority, or any other entity or
individual, concerning (a) any actual or alleged Release of a Hazardous
Materials on, to or from any Property Location; (b) the imposition of any lien
on any Property Location; (c) any actual or alleged violation of, or
responsibility under, any Environmental Laws; or (d) any actual or alleged
liability under any theory of common law tort or toxic tort, including without
limitation, negligence, trespass, nuisance, strict liability, or ultrahazardous
activity (each a “Notice”).

 

25.04       Landlord’s Right to Inspect. Upon the receipt of a Notice, or in the
event that Landlord makes a good faith determination that such inspection is
necessary, Landlord and Landlord’s employees, agents and representatives shall
have the right to enter the applicable Property Location and, at Tenant’s sole
cost and expense, conduct appropriate inspections or tests for the purpose of
determining Tenant’s compliance with Environmental Laws, and determine the
type, kind and quantity of all products, materials and substances brought onto
the Premises, or made or produced thereon. Landlord and its agents and
representatives shall have the right to take samples in quantities sufficient
for analysis of all products, materials and substances present on the
applicable Property Location including, but not limited to, samples, products,
materials or substances brought onto or made or produced on the applicable
Property Location by Tenant or its agents, employees, contractors or invitees.
Tenant agrees to cooperate with such investigations by providing any relevant
information reasonably requested by Landlord. Tenant may not perform any
sampling, testing, or drilling to locate Hazardous Materials in the applicable
Property Location without Landlord’s prior written consent.

 

25.05       Tests and Reports. With respect to any applicable Property
Location and upon the receipt of a Notice (or in the event that Landlord makes
a good faith determination that the same is necessary), Tenant shall, at its
sole cost and expense, perform any environmental site assessment or other
investigation of environmental conditions in connection with the Premises as
may be reasonably requested by Landlord (including but not limited to sampling,
testing and analysis of soil, water, air, building materials and other
materials and substances whether solid, liquid or gas). Tenant shall provide
Landlord with (a) copies of all environmental reports and tests obtained by
Tenant; (b) copies of transportation and disposal contracts (and related
manifests, schedules, reports, and other information) entered into or obtained
by Tenant with respect to any Hazardous Materials; (c) copies of any permits
issued to Tenant under Environmental Laws with respect to the applicable
Property Location; (d) copies of any and all reports, notifications, and other
filings made by Tenant to any federal, state, or local environmental
authorities or agencies; and (e) any other applicable documents and information
with respect to environmental matters relating to the applicable Property
Location. Tenant shall provide Landlord with the results of appropriate reports
and tests, with transportation and disposal contracts for Hazardous Materials,
with any permits issued under Environmental Laws, and with any other documents
necessary to demonstrate that Tenant complies with all Environmental Laws
relating to the applicable Property Location, including, without limitation,
payment of penalties or interest related thereto.

 

25.06       Tenant’s Obligation to
Respond. If Tenant’s
Management of Hazardous Materials at any Property Location (a) gives rise to
liability or to a Claim under any Environmental Law, or any common law theory
of tort or otherwise; (b) causes a threat to, or

 

45

 

endangers, the public
health; or (c) creates a nuisance or trespass, Tenant shall, at its sole cost
and expense, promptly take all necessary action in response so as to comply
with all applicable Environmental Laws and eliminate or avoid any liability
claim with respect thereto. Additionally, Tenant shall, at its sole cost and
expense, and without limiting any other provision of this Lease, effectuate any
Response required by any governmental authority of any condition (including,
but not limited to, a Release) in, on, under or from the Premises and take any
other reasonable action deemed necessary by any governmental authority for
protection of human health or the environment. Notwithstanding anything in this
Lease to the contrary, Tenant shall have the right to challenge and not comply
with any requirement of a governmental authority without being in breach of
this Lease so long as Tenant (i) pursues such challenge diligently and in
good faith and (ii) complies with any requirement that results upon
completion of such challenge.

 

25.07       Landlord’s Right to Act. In the event that Tenant shall fail to
comply with any of its obligations under this Article 25 as and
when required hereunder, after thirty (30) days written notice to Tenant and
Tenant’s failure to commence to cure such failure (unless any Property Location
or any Person is in imminent danger of harm, in which case notice that is
feasible under the circumstances shall be given to Tenant), Landlord shall have
the right (but not the obligation) to take such action as is required to be
taken by Tenant hereunder and in such event, Tenant shall be liable and
responsible to Landlord for all costs, expenses, liabilities, claims and other
obligations paid, suffered, or incurred by Landlord in connection with such
matters. Tenant shall reimburse Landlord immediately upon demand for all such
amounts for which Tenant is liable with interest accruing at the Default
Interest rate.

 

25.08       Indemnification. Except as otherwise required under
applicable Laws or to the extent of Landlord’s willful wrongful acts or gross
negligence (provided that the term “gross negligence” shall not include gross
negligence imputed as a matter of law to any of the Landlord Indemnified
Parties solely by reason of Landlord’s interest in any Property Location or
Tenant’s failure to act in respect of matters which are or were the obligation of
Tenant under this Lease), Tenant shall, immediately upon demand by Landlord,
indemnify, save, protect, defend and hold harmless the Landlord Indemnified
Parties from and against any and all Claims, Response costs, liabilities,
suits, obligations, fines, damages, penalties, claims, costs, losses, charges
and expenses, including, without limitation, loss of rental income, loss due to
business interruption, and reasonable attorneys’ fees and costs, which may be
imposed upon or incurred during or after (but attributable to a period of time
falling within) the Term arising out of or in any way connected with any or all
of the following occurring:

 

(a)           any Hazardous Materials which are, or have
been at any time, Managed, Released or otherwise located on or at any Property
Location during the Term (regardless of the location at which such Hazardous
Materials may in the future be located or disposed of), including but not
limited to, any and all (i) liabilities under any common law theory of tort,
nuisance, strict liability, ultrahazardous activity, negligence or otherwise
based upon, resulting from or in connection with any such Hazardous Materials;
and (ii) obligations to take Response, cleanup or corrective action
pursuant to any investigation or remediation in connection with the
decontamination, removal, transportation, incineration, or disposal of any of
the foregoing;

 

46

 

(b)           any actual or alleged illness, disability,
injury, or death of any individual in any manner arising out of or allegedly
arising out of exposure to Hazardous Materials or other substances or
conditions introduced to any Property Location during the Term;

 

(c)           any actual or alleged failure of Tenant or
prior occupant or owner to comply with all applicable Environmental Laws during
the Term; and

 

(d)           any failure by Tenant to comply with its
obligations under this Article 25.

 

In
the event any Claims or other assertion of liability shall be made against
Landlord for which Landlord is entitled to indemnity hereunder, Landlord shall
notify Tenant of such Claim or assertion of liability and thereupon Tenant
shall, at its sole cost and expense, assume the defense of such Claim or
assertion of liability (with counsel reasonably acceptable to Landlord) and
continue such defense at all times thereafter until completion. The obligations
of Tenant under this Article 25 shall survive for a period of five
(5) years from the termination or expiration of this Lease.

 

ARTICLE 26.

TITLE AND COVENANT AGAINST LIENS

 

26.01       Title and Covenant Against
Liens. Landlord’s title
in the Premises is and always shall be paramount to the title of Tenant and
nothing contained in this Lease shall empower Tenant to do any act which can,
shall or may encumber the title of Landlord. Tenant covenants and agrees not to
suffer or permit any lien of mechanics or materialmen to be placed upon or
against the Premises, the Buildings or the Parcels and, in case of any such
lien attaching, to pay and remove or insure over same promptly. Except as
provided in this Section 26.01 below and Section 9.04 above,
Tenant has no authority or power to cause or permit any lien or encumbrance of
any kind whatsoever, whether created by act of Tenant, operation of law or
otherwise, to attach to or to be placed upon the Premises, the Buildings or the
Parcels, and any and all liens and encumbrances created by Tenant shall attach
only to Tenant’s interest in the Premises. If any such liens so attach and
Tenant fails to pay and remove or bond the same within thirty (30) days,
Landlord, at its election, may pay and satisfy the same, and in such event, the
sums so paid by Landlord, with interest accruing from the date of Landlord’s
payment at the Default Interest rate shall be deemed to be Rent due and payable
by Tenant at once without notice or demand. Except as permitted pursuant to Section
9.04 and Article 17 of this Lease, Landlord covenants and agrees not
to suffer or permit any covenants, restrictions, reservations, encumbrances,
liens, conditions, encroachments, easements and other matters of title that
would affect one or more of the Property Locations without Tenant’s prior
written consent.

 

Landlord
hereby grants a limited power of attorney to Tenant to acknowledge, deliver and
execute on Landlord’s behalf any proposed agreement affecting the Property
Location(s) if such agreement is in the nature of an easement and (a) is
specifically stated to encumber the Property Location(s) only while Tenant is
in possession of the Property Location(s) or (b) shall, by the terms of the
agreement, end with the termination of this Lease. Upon the execution of any
such agreement, Tenant shall deliver, within twenty (20) days thereof, a copy
of such agreement to Landlord.

 

47

 

ARTICLE 27.

EXCULPATORY PROVISIONS

 

It
is understood and agreed expressly by and between the parties hereto, anything
herein to the contrary notwithstanding, that each and all of the
representations, warranties, covenants, undertakings and agreements made herein
on the part of Landlord, while in form purporting to be the representations,
warranties, covenants, undertakings and agreements of Landlord, are
nevertheless each and every one of them made and intended, not as personal
representations, warranties, covenants, undertakings and agreements by Landlord
or for the purpose or with the intention of binding Landlord personally, but
are made and intended for the purpose only of subjecting Landlord’s interest in
each Property Location to the terms of this Lease and for no other purpose
whatsoever, and in case of default hereunder by Landlord, Tenant shall look
solely to the interests of Landlord in each Property Location; that Landlord
shall have no personal liability to pay any indebtedness accruing hereunder or
to perform any covenant, either express or implied, contained herein; and that
no personal liability or personal responsibility of any sort is assumed by, nor
at any time shall be asserted or enforceable against, said Landlord,
individually.

 

ARTICLE 28.

QUIET USE AND ENJOYMENT

 

If
and as long as Tenant shall faithfully perform the agreements, terms, covenants
and conditions hereof, Tenant shall and may (subject, however, to the
provisions, reservations, terms and conditions of this Lease, including without
limitation, Sections 17.01 and 17.02) peaceably and quietly have,
hold and enjoy the Premises for the Term hereby granted, including extensions,
without molestation or disturbance by or from Landlord or any Person or entity
claiming by, through or under Landlord and free of any encumbrance created or
suffered by Landlord, except from encumbrances created, suffered or consented
to by Tenant. This covenant shall be construed as running with the land to and
against subsequent owners and successors in interest and is not, nor shall it
operate or be construed as, a personal covenant of Landlord, except to the
extent of Landlord’s interest in the Premises and only so long as such interest
shall continue, and thereafter this covenant shall be binding upon such subsequent
owners and successors in interest of Landlord’s interest under this Lease, to
the extent of their respective interests, as and when they shall acquire the
same, and only so long as they shall retain such interest.

 

ARTICLE 29.

CHARACTERIZATION OF LEASE

 

The
following expressions of intent, representations, warranties, covenants,
agreements, stipulations and waivers are a material inducement to Landlord and
Tenant entering into this lease:

 

29.01       Unseverable Lease. Landlord and Tenant intend that (a) this
Lease constitutes an unseverable and single lease of all, but not less than
all, of the Property Locations, and, if at any time this Lease covers other
real property in addition to the Property Locations, neither this Lease, nor
Landlord’s obligations or rights hereunder may be allocated or otherwise
divided among such properties by Tenant; (b) except with respect to the
leasehold position with respect

 

48

 

to Store Number 141 in
Burlington, Iowa, this Lease is a “true lease” for federal and state income tax
purposes, is not a financing lease, capital lease, mortgage, equitable
mortgage, deed of trust, trust agreement, security agreement or other financing
or trust arrangement, and the economic realities of this Lease are those of a
true lease; and (c) the business relationship created by this Lease and
any related documents is solely that of a long-term commercial lease between
Landlord and Tenant, the Lease has been entered into by both parties in reliance
upon the economic and legal bargains contained herein, and none of the
agreements contained herein is intended, nor shall the same be deemed or
construed, to create a partnership (de
factor or de jure)
between Landlord and Tenant, to make them joint venturers, to make Tenant an
agent, legal representative, partner, subsidiary or employee of Landlord, nor
to make Landlord in any way responsible for the debts, obligations or losses of
Tenant.

 

29.02       Waiver. Tenant and Landlord each waive any claim or
defense based upon the characterization of this Lease as anything other than as
a “true lease” and a master lease of all of the Property Locations. Tenant and
Landlord each stipulate and agree (a) not to challenge the validity,
enforceability or characterization of the lease of the Property Locations as a
single, unseverable instrument pertaining to the lease of all, but not less
than all, of the Property Locations, (b) except as may be required by Laws
or a governmental authority (it being understood that Tenant and Landlord each
agree that, except as indicated in Section 29.01(b), under current U.S.
federal income tax law, this Lease is a “true lease”), not to assert or take,
or omit to take, any action if such omission would be inconsistent with the
agreements and understandings set forth in this Article 29, and (c)
that, in the event that its separate existence from another Person is
disregarded for U.S. federal income tax purposes, it shall not permit such
Person to assert or take any action, or omit to take any action if such
omission would be, inconsistent with the agreements and understandings set
forth in this Article 29 (determined as though such Person had been a
party hereto).

 

ARTICLE 30.

RESERVES

 

30.01       Reserves. Upon the occurrence of a Reserve Event (as
defined below), Landlord may require Tenant to pay to Landlord on the day that
Monthly Base Rent is next due during the Term an amount equal to the
Impositions (the “Impositions Reserve”), premiums for insurance required
under Article 6 (the “Insurance Reserve”), fixed and basic rents
(the “Overlease Rents”) to be made pursuant to the Overleases (the “Overlease
Reserve”) and/or maintenance expenses (“Maintenance Expenses”) for
the Premises (in an amount equal to $0.20 per net rentable square foot of the
Premises) (the “Maintenance Reserve”; the Impositions Reserve, the
Insurance Reserve, the Overlease Reserve and/or the Maintenance Reserve are
each a “Reserve” and collectively, the “Reserves”) that Landlord
reasonably estimates will be necessary in order to accumulate with Landlord
sufficient funds to pay such Impositions, insurance premiums, Overlease Rents
and Maintenance Expenses as applicable for the earlier of (a) the ensuing
twelve (12) months, or (b) at least thirty (30) days prior to their respective
due dates. Landlord shall hold or cause the Mortgagee to hold the amount for
each Reserve required hereunder in an interest-bearing account which interest
thereon shall accrue for the benefit of Tenant (which may be a book entry
subaccount) (each, a “Reserve Subaccount Account”, and collectively, the
“Reserve Subaccounts”). Landlord shall have the right to collect
Reserves on an annual basis until the occurrence of a Reserve Reversal Event
(defined in Section 30.06 (g) below).

 

49

 

30.02       Satisfaction of Tenant’s
Obligations. Any Reserve
payments made by Tenant pursuant to Section 30.01 for Impositions,
Maintenance Expenses, Overlease Rents and insurance premiums shall satisfy
Tenant’s obligations to pay Impositions, Overlease Rents and Maintenance
Expenses and to pay for and maintain insurance under this Lease for the
applicable twelve (12) month period. Landlord shall timely pay or cause to be
paid such Impositions, Overlease Rents and insurance premiums or make such
Reserves available to Tenant to timely pay such Impositions, Overlease Rents
and insurance premiums.

 

30.03       Reserve Period; Maintenance
Expenses. During a
Reserve Period (as defined below), Landlord shall disburse or cause the
Mortgagee to disburse funds held in the Reserve Subaccount for Maintenance
Expenses to Tenant within fifteen (15) days after the delivery by Tenant to
Landlord of a request therefor, in an amount greater than Twenty Five Thousand
Dollars ($25,000) (or a lesser amount if the total amount in the Maintenance
Reserve is less than Twenty Five Thousand Dollars ($25,000), in which case only
one such disbursement as to that particular Maintenance Expense shall be made),
provided that the request for disbursement is accompanied by: (a) a
certificate signed by an officer of Tenant: (i) stating that the
maintenance which is the subject of the requested disbursement has been
completed, (ii) identifying each Person that supplied materials or labor in
connection with such maintenance or any portion thereof, and (iii) stating
that each such Person supplying materials or labor has been or, upon receipt of
the requested disbursement, will be paid in full with respect to the portion of
the maintenance which is the subject of the requested disbursement;
(b) copies of appropriate lien waivers, to the extent applicable, or other
evidence of payment reasonably satisfactory to Landlord; and (c) if requested
by Landlord’s Mortgagee, a title search for such Property Location indicating
that such Property Location is free from all liens, claims and other
encumbrances not previously approved by Landlord.

 

30.04       Reserve Reversal Event. Upon a Reserve Reversal Event, no further
Reserves shall be required and any Reserves and/or Letter of Credit (as defined
in Section 30.06(d) below) held by Landlord or Mortgagee shall be immediately
released and/or returned, as the case may be, to Tenant.

 

30.05       Letter of Credit. Notwithstanding anything to the contrary
contained in this Article 30 or Section 9.05, at Tenant’s
option, in lieu of the requirements set forth herein with respect to Tenant’s
obligation to make deposits into one or more Reserve Subaccounts, Tenant may
deliver a Letter of Credit or Letters of Credit, to Landlord in an amount or amounts equal to the aggregate
amount which Tenant would otherwise be required to deposit for Impositions,
insurance premiums, Overlease Rents and/or Maintenance Expenses, over the
ensuing twelve (12) month period, and/or Required Repairs, whereupon Landlord
shall remit or cause Mortgagee to remit the Reserves then on deposit, if any,
in the applicable Reserve Subaccount to Tenant. In the event that Tenant
delivers a Letter of Credit or Letters of Credit for Impositions, insurance
premiums, the Overlease Rents, Maintenance Expenses and/or Required Repairs,
Tenant shall be responsible for the payment of such item and Landlord shall not
be responsible therefor. Tenant shall provide Landlord with notice of any
increases (or decreases) in the aggregate payments over the ensuing twelve (12)
month period for Impositions, insurance premiums, Overlease Rents and/or
Maintenance Expenses, as the case may be, not less than forty-five (45) days
prior to the date any such increase (or decrease) is first due and payable, and
the applicable Letter of Credit shall be increased (or decreased) by an amount
equal to such

 

50

 

increased (or decreased)
by an amount equal to such increased (or decreased) amount at least thirty (30)
days prior to the date such increase (or decrease) is first due and
payable.  Landlord shall allow a
reduction in the Letter of Credit or Letters of Credit relating to the Reserve
Subaccount for Maintenance Expenses or Required Repairs upon satisfaction of
the conditions precedent for disbursement set forth in Section 30.03 or Section
9.05, as applicable, which reduction shall be in an amount equal to the
amount that would have been disbursed to Tenant had the Reserve Account for
Maintenance Expenses or the Required Repairs Subaccount, contained cash.  Upon any non-payment of Impositions,
insurance premiums, Overlease Rents, Maintenance Expenses or Required Repairs,
Tenant agrees that Landlord shall have the right, but not the obligation, to
draw on such applicable Letter of Credit and to apply all or any part thereof
to the payment of the item for which such Letter of Credit was established.

 

30.06       Defined Terms.

 

(a)           “EBITDAR”
shall mean, with respect to any Person, for any period, an amount equal to
(without duplication):  (i) the
consolidated net income of such Person for such period, plus (ii) depreciation,
amortization and other non-cash charges (including, but not limited to, imputed
interest, deferred compensation and charges associated with impairment of
goodwill pursuant to FASB 142) for such period (to the extent deducted in the
computation of consolidated net income of such Person), all in accordance with
GAAP, plus (iii) interest expense for such period (to the extent
deducted in the computation of consolidated net income of such Person), plus
(iv) the provision for taxes for such period (to the extent deducted in
the computation of consolidated net income of such Person), plus (v) any
rental amounts (excluding reimbursable expenses including but not limited to
taxes, maintenance and insurance) payable by such Person under any leases then
in effect to which the Person is a party, utilizing the rental amounts
(excluding reimbursable expenses including but not limited to taxes,
maintenance and insurance) in effect at the time of the EBITDAR calculation
(collectively, “EBITDAR Rent”) (to the extent such EBITDAR Rent was
deducted in the computation of consolidated net income of such Person), plus
(vi) non-recurring items and unusual items. In calculating the EBITDAR
Ratio for the combined, consolidated ShopKo/Pamida entity with respect to
periods prior to December 28, 2005, Tenant may use pro forma adjusted
financial statements with customary adjustments made to reflect the acquisition
of ShopKo Stores Inc. by SKO Group Holding, LLC and a pro forma capital
structure.  Following the separation of
the ShopKo and Pamida entities, customary pro forma adjustments also may be
made to accurately reflect the historic operations of ShopKo, on the one hand,
and Pamida, on the other.

 

(b)           “EBITDAR
Event” shall mean Tenant’s failure to maintain an EBITDAR Ratio (as defined
below) of 1.15 to 1 or higher (tested quarterly on a twelve (12) month trailing
basis).

 

(c)           “EBITDAR
Ratio” shall be the ratio of EBITDAR to interest and operating lease
expenses.

 

(d)           “Letter
of Credit” means an evergreen, irrevocable, unconditional, transferable,
clean sight draft letter of credit, in form and substance acceptable to
Landlord in its reasonable discretion, in favor of Landlord and issued by a
bank or financial institution reasonably acceptable to Landlord.

 

51

 

(e)           “Reserve
Event” shall mean the occurrence of (i) a monetary Default or (ii) an
EBITDAR Event.

 

(f)            “Reserve
Period” shall mean the period time commencing on the date that 

(i) a monetary Default shall have occurred or (ii) an EBIDTAR Event
shall have occurred and, with respect to clause (a) or (b), ending upon
the occurrence of a Reserve Reversal Event.

 

(g)           “Reserve Reversal
Event” shall mean Tenant (i) remaining free from monetary Default and (ii) maintaining
an EBITDAR Ratio of 1.15 to 1 or higher (on a twelve (12) month trailing basis)
for a period of not less than four (4) consecutive quarters.

 

ARTICLE 31.

MISCELLANEOUS

 

31.01       Successors and Assigns.  Each provision of this Lease shall extend to
and shall bind and inure to the benefit not only of Landlord and Tenant, but
also of their respective heirs, legal representatives, successors and assigns,
but this provision shall not operate to permit any transfer, assignment,
mortgage, encumbrance, lien, charge or subletting contrary to the provisions of
this Lease.

 

31.02       Modifications in Writing.  No modification, waiver or amendment of this
Lease or of any of its conditions or provisions shall be binding upon either
party unless in writing and signed by Landlord and Tenant.

 

31.03       Definition of Tenant.  The word “Tenant” whenever used herein
shall be construed to mean Tenant or any one or more of them in all cases where
there is more than one Tenant; and the necessary grammatical changes required
to make the provisions hereof apply either to corporations, limited liability
companies or other organizations, partnerships or other entities, or
individuals, shall be assumed in all cases as though fully expressed in each
case.  In all cases where there is more
than one Tenant, the liability of each shall be joint and several.  Landlord shall have the right, at its
discretion, to enforce Landlord’s rights under this Lease against each entity
signing this Lease as Tenant, individually, or against all of such Persons
collectively, so that any one of the entities signing this Lease as Tenant
shall be bound to the provisions of this Lease and shall be required to pay all
of the Rent and other amounts from time to time owed by Tenant under this
Lease.

 

31.04       Definition of Landlord.  The term “Landlord” as used in this
Lease means only the owner or owners at the time being of each Property
Location so that in the event of any assignment, conveyance or sale, once or
successively, of said Property Location, or any assignment of this Lease by
Landlord, said Landlord making such sale, conveyance or assignment shall be and
hereby is entirely freed and relieved of all covenants and obligations of
Landlord hereunder, if any, accruing after such sale, conveyance or assignment,
and Tenant agrees to look solely to such purchaser, grantee or assignee with
respect thereto. This Lease shall not be affected by any such assignment,
conveyance or sale, and Tenant agrees to attorn to the purchaser, grantee or
assignee.

 

31.05       Headings.  The headings of Articles and Sections are for
convenience only and do not limit, expand or construe the contents of the
Articles or Sections.

 

52

 

31.06       Time of Essence.  Time is of the essence of this Lease and of
all provisions hereof.

 

31.07       Default Rate of Interest.  All amounts, including, without limitation,
Base Rent and Rent, owed by Tenant to Landlord pursuant to any provision of
this Lease shall bear interest from the date due until paid at the lesser of: (a) the
greater of (i) five percent (5%) in excess of the rate of interest
announced from time to time by Wachovia Bank, National Association (or its
successors and assigns), as its prime, reference or corporate base rate (“Prime”),
changing as and when said Prime rate changes, or (ii) ten percent (10%)
per annum; or (b) the maximum rate permissible by law (“Default
Interest”).

 

31.08       Severability.  The invalidity of any provision of this Lease
shall not impair or affect in any manner the validity, enforceability or effect
of the rest of this Lease.

 

31.09       Entire Agreement.  All understandings and agreements, oral or
written, heretofore made between the parties hereto are merged in this Lease,
which, together with that certain Side-Letter Agreement between Landlord and
Tenant dated as of the Effective Date (the “Side-Letter Agreement”),
fully and completely express the agreement between Landlord (and its
beneficiaries, if any, and their agents) and Tenant.  Notwithstanding anything in this Agreement to
the contrary, upon the execution and delivery of this Lease and the Side-Letter
Agreement by Landlord and Tenant, (a) this Lease and the Side-Letter
Agreement shall supersede any previous discussions, agreements and/or term or
commitment letters relating to this Lease and the Side-Letter Agreement or the
Transaction, including without limitation, that certain Letter of Intent dated March 31,
2006, between SKO Group Holding Corp., on behalf of Tenant, and Spirit Finance
Corporation, on behalf of Landlord, (b) the terms and conditions of this
Lease and the Side-Letter Agreement shall control notwithstanding that such
terms are inconsistent with or vary from those set forth in any of the
foregoing agreements, and (c) this Lease and the Side-Letter Agreement may
only be amended by a written agreement executed by Landlord and Tenant.  The provisions of this Section shall
survive the expiration or earlier termination of this Lease.

 

31.10       Force Majeure.  If either party fails to perform timely any
of the terms, covenants and conditions of this Lease on such party’s part to be
performed and such failure is due in whole or in part to any strike, lockout,
civil disorder, inability to procure materials at commercially reasonable
rates, prolonged failure of power, riots, insurrections, war, fuel shortages,
accidents, casualties, acts of God, acts caused directly or indirectly by the
other party (or such other party’s agents, employees, contractors, licensees or
invitees) or any other cause beyond the reasonable control of such party
(expressly excluding, however, the obligations imposed upon Tenant with respect
to Base Rent and any other Rent to be paid hereunder) (“Force Majeure”),
then such party shall not be deemed in default under this Lease as a result of
such failure and any time for performance by such party provided for herein
shall be extended by the period of delay resulting from such cause.

 

31.11       Memorandum of Lease.  This Lease shall not be recorded.  However, a memorandum of this Lease in the
form attached hereto as Exhibit G shall be executed, in recordable
form, by both parties concurrently herewith and may be recorded by Tenant, at
Tenant’s expense, with the official charged with recordation duties for any of
the counties in

 

53

 

which a Property Location
is located, with directions that it be returned to Tenant.  If, and when, an original memorandum of Lease
is returned to Tenant following recording, Tenant shall furnish a copy of same
to Landlord.

 

31.12       No Construction Against Preparer.  This Lease has been prepared by Tenant and
its professional advisors and reviewed by Landlord and its professional
advisors.  Landlord, Tenant and their
separate advisors believe that this Lease is the product of their joint
efforts, that it expresses their agreement, and that it should not be interpreted
in favor of either Landlord or Tenant or against either Landlord or Tenant
merely because of their efforts in its preparation.

 

31.13       Waiver of Landlord’s Lien.  Notwithstanding anything contained herein to
the contrary, Landlord hereby waives any statutory liens and any rights of
distress with respect to Tenant’s Personalty. 
This Lease does not grant a contractual lien or any other security
interest to Landlord or in favor of Landlord with respect to Tenant’s
Personalty.  Respecting any mortgagee or
other lender of Tenant having a security interest in Tenant’s Personalty (“Tenant’s
Mortgagee”), Landlord agrees as follows: (a) to provide Tenant’s
Mortgagee, upon written request of Tenant (accompanied by the name and address
of Tenant’s Mortgagee), with a copy of any default notice(s) given to Tenant
under this Lease; provided, however, that (i) Landlord acknowledges and
agrees that with respect to Wachovia Bank, National Association, as agent, as
Tenant’s Mortgagee, such Tenant request shall be deemed to have been made as of
the Effective Date, and (ii) the failure to deliver such notice shall not
constitute a default by Landlord hereunder, and (b) to allow Tenant’s
Mortgagee, prior to any termination of this Lease or repossession of the
applicable Property Location by Landlord, the same notice rights and period of
time to cure such default as is allowed Tenant under this Lease, and (c) to
permit Tenant’s Mortgagee to go upon the applicable Property Location for the
purpose of removing Tenant’s Personalty any time within ninety (90) days after
the effective date of any termination of this Lease or any repossession of the
Premises or any part thereof by Landlord. 
Landlord further agrees to execute and deliver the form of written
waiver reasonably requested by Tenant’s Mortgagee from time to time to evidence
or effect the aforesaid waiver and agreements of Landlord or substantially in
the form attached hereto as Exhibit F.

 

31.14       Investment Tax Credits.  Landlord expressly waives and relinquishes in
favor of Tenant any rights to claim the benefit of or to use any federal or
state investment tax credits that are currently, or may become, available
during the Term as a result of any installation of any equipment, furniture or
fixtures installed by Tenant in or on the Premises whether or not such items
become a part of the realty and agrees, without cost or liability to Landlord,
to execute and deliver to Tenant any election form reasonably required to
evidence Tenant’s right to claim investment tax credits.

 

31.15       Signage.  Tenant shall be entitled to place signs upon
each Property Location subject to any applicable Laws or any applicable REAs or
Overleases.

 

31.16       Definition of CPI.  “CPI” means the Consumer Price Index
which is designated for the applicable month of determination as the United
States City Average for All Urban Consumers, All Items, Not Seasonally
Adjusted, with a based period equaling 100 in 1982 – 1984, as published by the
United States Department of Labor’s Bureau of Labor Statistics or any successor
agency.  In the event that the Consumer
Price Index ceases to be published, its

 

54

 

successor index as
published by the same governmental authority which published the Consumer Price
Index shall be substituted and any necessary reasonable adjustments shall be
made by Landlord and Tenant in order to carry out the intent of this
Lease.  In the event there is no
successor index, Landlord shall reasonably select an alternative price index
that will constitute a reasonable substitute for the Consumer Price Index.  “CPI Increase” shall mean the
percentage change in the CPI for the month which is two months prior to the
date of this Lease or the CPI used for the immediately preceding Adjustment
Date, as applicable, and the CPI for the month which is two months prior to the
applicable Adjustment Date.

 

31.17       Financial Statements.

 

(a)           So
long as (1) the provisions of Section 16.01(j) shall be in
effect and (2) the purchase price paid by Spirit Finance Corporation or an
affiliate (“Spirit”) in respect of the Property Locations leased to
Tenant hereunder on any measurement date and the Property Locations under the Other Lease on such measurement date, on an
aggregate basis, continues to exceed twenty percent (20%) of Spirit’s total
assets as of the date of its most recent audited balance sheet (including any
assets acquired subsequent to the date of that balance sheet if the
acquisitions of those assets were reported in a report on Form 8-K) then,
Tenant shall deliver to Landlord the following financial statements:

 

(i)            within
forty-five (45) days after the end of each fiscal quarter of Tenant (provided,
however, that Tenant shall not be in Default under this Lease for failure to
deliver the Holding Unaudited Financial Reports (defined below) unless such
failure to deliver the Holding Unaudited Financial Reports continues and is not
cured within an additional fifteen (15) days after the aforesaid forty-five
(45) day period), the interim unaudited (A) consolidated balance sheet,
statement of operations, statement of stockholders’ equity and statement of
cash flows and all other related schedules for the fiscal period then ended of
SKO Group Holding Corp. and its consolidated subsidiaries (the “Holding
Unaudited Reporting Financials”), which Tenant acknowledges shall be filed
as part of Spirit’s Securities and Exchange Commission (“SEC”) reporting
obligations; (B) such other financial information reasonably requested by
Landlord to the extent required for Landlord to satisfy its filing obligations
under the rules and regulations of the SEC; and (C) income and
expense statements for the business at each Property Location, in the form
attached hereto as Exhibit J (such information to be subject to the
confidentiality and non-disclosure provisions set forth in Section 31.17(g)).

 

(ii)           within
seventy-five (75) days after the end of each fiscal year of Tenant (provided,
however, that so long as Tenant delivers to Landlord “draft” statements within
the aforesaid seventy-five (75) day period, Tenant shall not be in Default
under this Lease for failure to deliver the Holding Audited Financial Reports
(defined below) unless such failure to deliver the Holding Audited Financial
Reports continues and is not cured within an additional ten (10) days
after the aforesaid seventy-five (75) day period), the audited (A) consolidated
balance sheet, statement of operations, statement of stockholders’ equity and
statement of cash flows and all other related schedules for the fiscal period then
ended of SKO Group Holding Corp. and its consolidated subsidiaries (the “Holding
Audited Reporting Financials”), and together with the Holding Unaudited
Reporting Financials, (the “Holding Reporting Financials”), which Tenant
acknowledges shall be filed as part of Spirit’s SEC reporting obligations; (B) such
other financial information reasonably requested by Landlord to the extent
required for Landlord to satisfy its

 

55

 

filing obligations under
the rules and regulations of the SEC; and (C) income and expense
statements for the business at each Property Location (such information to be
subject to the confidentiality and non-disclosure provisions set forth in Section 31.17(g)).

 

(b)           At
such time as (1) the provisions of Section 16.01(j) are no
longer in effect and (2) the purchase price paid by Spirit in respect of
the Property Locations leased to Tenant hereunder on any measurement date, on
an aggregate basis, continues to exceed twenty percent (20%) of Spirit’s total
assets as of the date of its most recent audited balance sheet (including any
assets acquired subsequent to the date of that balance sheet if the
acquisitions of those assets were reported in a report on Form 8-K) then,
Tenant shall deliver to Landlord the following financial statements:

 

(i)            within
forty-five (45) days after the end of each fiscal quarter of Tenant (provided,
however, that Tenant shall not be in Default under this Lease for failure to
deliver the Tenant Unaudited Financial Reports (defined below) unless such
failure to deliver the Tenant Unaudited Financial Reports continues and is not
cured within an additional fifteen (15) days after the aforesaid forty-five
(45) day period), the interim unaudited (A) consolidated balance sheet,
statement of operations, statement of stockholders’ equity and statement of
cash flows and all other related schedules for the fiscal period then ended of
Tenant and its consolidated subsidiaries (the “Tenant Unaudited Reporting
Financials”); (B) such other financial information reasonably
requested by Landlord to the extent required for Spirit to satisfy its filing
obligations under the rules and regulations of the SEC; and (C) income
and expense statements for the business at each Property Location (such
information to be subject to the confidentiality and non-disclosure provisions
set forth in Section 31.17(g)).

 

(ii)           within
seventy-five (75) days after the end of each fiscal year of Tenant (provided,
however, that so long as Tenant delivers to Landlord “draft” statements within
the aforesaid seventy-five (75) day period, Tenant shall not be in Default
under this Lease for failure to deliver the Tenant Audited Reporting Financials
and Tenant Reporting Financials (each defined below) unless such failure to
deliver the Tenant Audited Reporting Financials and Tenant Reporting Financials
continues and is not cured within an additional ten (10) days after the
aforesaid seventy-five (75) day period), the audited (A) consolidated
balance sheet, statement of operations, statement of stockholders’ equity and
statement of cash flows and all other related schedules for the fiscal period
then ended of Tenant and its consolidated subsidiaries (the “Tenant Audited
Reporting Financials” and together with the Tenant Unaudited Reporting
Financials, the “Tenant Reporting Financials”), (B)  such other
financial information reasonably requested by Landlord to the extent required
for Spirit to satisfy its filing obligations under the rules and
regulations of the SEC; and (C) income and expense statements for the
business at each Property Location (such information to be subject to the
confidentiality and non-disclosure provisions set forth in Section 31.17(g)).

 

(c)           So
long as (1) the provisions of Section 16.01(j) shall be in
effect and (2) the purchase price paid by Spirit in respect of the
Property Locations leased to Tenant hereunder on any measurement date and the Property Locations under the Other Lease on
such measurement date, on an aggregate basis, continues to exceed ten percent
(10%) but is less than twenty percent (20%) of Spirit’s total assets as of the
date of its most recent audited balance sheet (including any assets acquired
subsequent to the date of that balance sheet if the

 

56

 

acquisitions
of those assets were reported in a report on Form 8-K) then, Tenant shall
deliver to Landlord such financial statements and information required for
Spirit to comply with all reporting requirements of the SEC.

 

(d)           At
such time as the provisions of Section 16.01(j) are no longer in
effect, and at all times thereafter during the Term of this Lease, Tenant shall
deliver to Landlord the following financial statements:

 

(i)            within
forty-five (45) days after the end of each fiscal quarter of Tenant (provided,
however, that Tenant shall not be in Default under this Lease for failure to
deliver the following items unless such failure to deliver same continues and
is not cured within an additional fifteen (15) days after the aforesaid forty-five
(45) day period), the (A) Tenant Unaudited Reporting Financials; (B) such
other financial information reasonably requested by Landlord to the extent
required for Landlord to satisfy its filing obligations under the rules and
regulations of the SEC; and (C) income and expense statements for the
business at each of the Property Locations (such information to be subject to
the confidentiality and non-disclosure provisions set forth in Section 31.17(g));
and

 

(ii)           within
seventy-five (75) days after the end of each fiscal year of Tenant (provided,
however, that so long as Tenant delivers to Landlord “draft” statements within
the aforesaid seventy-five (75) day period, Tenant shall not be in Default
under this Lease for failure to deliver the following items unless such failure
to deliver same continues and is not cured within an additional ten (10) days
after the aforesaid seventy-five (75) day period), the (A) Tenant Audited
Reporting Financials; (B) such other financial information reasonably
requested by Landlord to the extent required for Landlord to satisfy its filing
obligations under the rules and regulations of the SEC; and (C) income
and expense statements for the business at each of the Property Locations (such
information to be subject to the confidentiality and non-disclosure provisions
set forth in Section 31.17(g)).

 

(e)           All
financial statements to be provided hereunder shall be prepared in accordance
with GAAP, and the Holding Reporting Financials and the Tenant Reporting
Financials will be prepared in accordance with Regulation S-X promulgated under
the Securities Exchange Act of 1934, as amended (the “Exchange Act”);
provided that any unaudited Reporting Financials will not be reviewed by
independent public accountants.  In the
event of changes after the Effective Date in the rules and regulations of
the SEC applicable to Tenant’s obligations hereunder, Landlord will reasonably
cooperate with Tenant to the extent Tenant wishes to appeal or otherwise seek
exemptive relief from such requirements from the SEC, subject to Landlord’s
obligation to timely file the applicable financial information.  To the extent such changes are the sole cause
of an increase in the cost of compliance hereunder and under Section 31.17(e) of
the Other Lease of more than Two Hundred Fifty Thousand Dollars ($250,000), in
the aggregate on an annual basis, such additional reporting costs in excess of
Two Hundred Fifty Thousand Dollars ($250,000) on an annual basis (adjusted
annually for the increase in the CPI) shall be paid by Landlord.

 

(f)            At
such time as (1) the provisions of Section 16.01(j) shall be
in effect and (2) the purchase price paid by Spirit in respect of the
Property Locations leased to Tenant hereunder on any measurement date and the
Property Locations under the Other Lease on such

 

57

 

measurement date, on an
aggregate basis, no longer exceeds twenty percent (20%) of Spirit’s total
assets as of the date of its most recent audited balance sheet (including any
assets acquired subsequent to the date of that balance sheet if the
acquisitions of those assets were reported in a report on Form 8-K) then,
the Holding Reporting Financials shall no longer be required to comply with
Regulation S-X and Spirit shall no longer include such Reporting Financials as
part of its SEC filings.  At such time as
(i) the provisions of Section 16.01(j) are no longer in effect
and (ii) the purchase price paid by Spirit in respect of the Property
Locations leased to Tenant hereunder on any measurement date, on an aggregate
basis, no longer exceeds twenty percent (20%) of Spirit’s total assets as of
the date of its most recent audited balance sheet (including any assets
acquired subsequent to the date of that balance sheet if the acquisitions of
those assets were reported in a report on Form 8-K) then, the Tenant
Reporting Financials shall no longer be required to comply with Regulation S-X
and Spirit shall no longer include such Reporting Financials as part of its SEC
filings.

 

(g)           Landlord
agrees to treat as confidential, and to not disclose without Tenant’s written
consent, all income and expense statements for the business at each Property
Location and any other information specific to a Property Location including,
but not limited to, the reports generated by Tenant under Section 31.17(j)
(collectively, the “Confidential Information”); provided, however, that
Confidential Information does not include information which (i) is already
known to Landlord prior to receipt as evidenced by prior documentation thereof
or has been independently developed by Landlord on a non-confidential basis; (ii) is
or becomes generally available to the public other than as a result of an
improper disclosure by Landlord or its representatives; (iii) becomes available
to Landlord on a non-confidential basis from a source other than Tenant or any
of its representatives, provided that such source is not, to Landlord’s
knowledge, bound by a confidentiality agreement with or other contractual,
legal or fiduciary obligation of confidentiality to Tenant with respect to such
information; or (iv) is disclosed pursuant to a requirement of a court,
administrative agency or other regulatory or governmental body or is disclosed
pursuant to applicable law, rule or regulation.  Notwithstanding the foregoing, Landlord may,
without the written consent of Tenant, disclose any Confidential Information
solely to a Mortgagee or trustee in connection with a Securitization or a
rating agency involved with respect to such Securitization (collectively, the “Disclosure
Parties”) and the Disclosure Parties may further disclose the Confidential
Information solely to B-piece buyers in connection with the Securitization or
an institutional investor that typically invests in Securitizations of this
type and size (“Other Parties”) to the extent the Disclosure Parties
customarily disclose the same to the Other Parties in connection with the
Securitization and to the extent requested by the Other Parties; provided that (A) the
Disclosure Parties and the Other Parties are advised that the Confidential
Information is confidential, (B) the Confidential Information may not be
placed in any prospectus, or other Securities offering material or other
written materials by Landlord, or any Mortgagee, trustee or rating agency or
any Affiliated Party, and (C) the Disclosure Parties and the Other Parties
(other than the rating agencies which are not required to execute a
Confidentiality Agreement but may only disclose information to parties that
have executed a Confidentiality Agreement), execute a confidentiality agreement
substantially in the form attached hereto as Schedule 31.17(g), or
such other form as reasonably agreed upon by Tenant, Landlord, the Disclosure
Parties, and/or the Other Parties (the “Confidentiality Agreement”).  Notwithstanding anything to the contrary
contained in this Section, (a) in no event shall any Confidential
Information be disclosed to any retailers, and (b)

 

58

 

Landlord and Tenant understand
and agree that the Disclosure Parties may disclose aggregate, portfolio level
financial information regarding Tenant and the Properties as a whole.

 

(h)           All
financial statements to be provided hereunder shall be certified by the chief
financial officer or administrative member of Tenant, which certification shall
be in the form of Schedule 31.17(h) attached hereto and shall
state that such financial statements (i) are true, complete and correct in
all material respects, (ii) fairly present, in all material respects, the
financial condition of Tenant as of the date of such reports, and (iii) satisfy
the requirements set forth in Section 31.17.  If Tenant discovers that its financial
statements contain a misstatement or an omission in any material respect, it
shall promptly notify Landlord of same and take such actions as are reasonably
necessary to correct such financial statements; provided, however, in no event
shall Tenant willfully and intentionally misstate its financial statements.  In no event shall Tenant have any liability
to Landlord or its affiliates in respect of any breach of the foregoing
certification caused by Tenant’s negligence or gross negligence or, except as
set forth in Section 16.01 and Section 16.02, for
failure to perform its obligations under this Section 31.17.  Landlord’s sole rights and remedies for a
breach of this Section 31.17 shall be limited to those remedies
that are available to Landlord as set forth in Section 16.02 of
this Lease.

 

(i)            Tenant
agrees that the Holding Audited Reporting Financials and the Tenant Audited
Reporting Financials shall be audited by, and the Holding Unaudited Reporting
Financials and the Tenant Unaudited Reporting Financials shall be reviewed by,
a nationally recognized accounting firm. 
Furthermore, Tenant shall use commercially reasonable efforts to cause
its accountants to deliver their consent in a timely manner to the inclusion of
their audit opinion in any regulatory reports filed as part of Spirit’s SEC
reporting obligation; provided, however, that such accountants’ failure or
refusal to consent shall not be a Default under this Lease.

 

(j)            Tenant
agrees, as an accommodation to Landlord and for strictly informational
purposes, to prepare and deliver to Landlord a report of each Property Location
detailing the (i) sales per square foot at each individual Property
Location, (ii) occupancy costs of each Property Location, and (iii) capital
expenditures of each Property Location, within forty-five (45) days after the
end of each fiscal quarter and ninety (90) days after the close of each fiscal
year of Tenant, as applicable (such information to be subject to the
confidentiality and non-disclosure provisions set forth in Section 31.17(g));
provided, however, that (1) the inaccuracy of any reports, (2) Tenant’s
failure to timely deliver such reports, and/or (3) any deficiency in such
reports or any other failure to comply with this Section, shall not constitute
a Default under this Lease.

 

31.18       State-Specific-Provisions.  The provisions and/or remedies which are set
forth on the attached Exhibit H shall be deemed a part of and
included within the terms and conditions of this Lease.

 

31.19       Counterparts.  This Lease may be executed in one or more
counterparts, each of which shall be deemed an original.

 

31.20       Mortgagee Consent.  With respect to any and all provisions of
this Lease requiring Landlord’s consent, the refusal or failure of Landlord’s
Mortgagee to grant consent (to

 

59

 

the extent required and
applicable) shall be a reasonable basis for Landlord to withhold its consent.

 

31.21       Waiver of Jury Trial and Certain Damages.  Landlord and Tenant hereby knowingly,
voluntarily and intentionally waive the right either may have to a trial by
jury with respect to any and all issues presented in any action, proceeding,
claim or counterclaim brought by either of the parties hereto against the other
or its successors with respect to any matter arising out of or in connection
with this Lease, the relationship of Landlord and Tenant, Tenant’s use or
occupancy of the Premises, and/or any claim for injury or damage, or any
emergency or statutory remedy.  This
waiver by the parties hereto of any right either may have to a trial by jury
has been negotiated and is an essential aspect of their bargain.  Furthermore, Tenant and Landlord hereby
knowingly, voluntarily and intentionally waive the right each may have to seek
punitive, consequential, special and indirect damages from the other or any of
its successors and assigns with respect to any and all issues presented in any
action, proceeding, claim or counterclaim brought with respect to any matter
arising out of or in connection with this Lease or any document contemplated
herein or related hereto.  The waiver by Tenant
and Landlord of any right each may have to seek punitive, consequential,
special and indirect damages has been negotiated by the parties hereto and is
an essential aspect of their bargain.

 

31.22       Securitizations.  As a material inducement to Landlord’s
willingness to enter into this Lease, Tenant hereby acknowledges and agrees
that Landlord may, in connection with a Securitization from time to time and at
any time (a) subject to Section 31.17(g), advertise, issue
press releases, send direct mail or otherwise disclose information in this
Lease for marketing purposes; and (b) (i) act or permit another
Person to act as sponsor, settler, transferor or depositor of, or a holder of
interests in, one or more Persons or other arrangements formed pursuant to a
trust agreement, indenture, pooling agreement, participation agreement, sale
and servicing agreement, limited liability company agreement, partnership
agreement, articles of incorporation or similar agreement or document; and (ii) permit
one or more of such Persons or arrangements to offer and sell stock,
certificates, bonds, notes, other evidences of indebtedness or securities that
are directly or indirectly secured, collateralized or otherwise backed by or
represent a direct or indirect interest in whole or in part in any of the
assets, rights or properties described in Section 12.04 of this
Lease, in one or more Persons or arrangements holding such assets, rights or
properties, or any of them (collectively, the “Securities”), whether any
such Securities are privately or publicly offered and sold, or rated or unrated
(any combination of which actions and transactions described in both clauses (i) and
(ii) in this paragraph, whether proposed or completed, are referred to in
this Lease as a “Securitization”). 
Tenant shall cooperate fully with Landlord and any Affected Party
(defined below) with respect to all reasonable requests and due diligence
procedures and to use reasonable efforts to facilitate such Securitization,
including, without limitation, but subject to Section 31.17(g),
providing for inclusion in any prospectus or other Securities offering material
such documents, financial and other data, and other information and materials
which would customarily be required with respect to Tenant by a purchaser,
transferee, assignee, servicer, participant, investor or rating agency involved
with respect to such Securitization.  For
purposes of this Section 31.22, (1) “Affected Party” means each direct or indirect participant or
investor in a proposed or completed Securitization, including, without
limitation, any prospective owner, any rating agency or any party to any
agreement executed in connection with the Securitization, and (2) Landlord
shall reimburse the reasonable costs and expenses incurred by Tenant in
connection with its obligations under this

 

60

 

Section 31.22, provided that such costs and expenses are in excess of the costs and
expenses Tenant may incur in connection with the performance of its obligations
under this Lease.

 

31.23       No Merger.  There shall be no merger of this Lease nor of
the leasehold estate created by this Lease with the fee estate in or ownership
of any of the Premises by reason of the fact that the same person, corporation,
firm or other entity may acquire or hold or own, directly or indirectly, (a) this
Lease or the leasehold estate created by this Lease or any interest in this
Lease or in such leasehold estate, and (b) the fee estate or ownership of
any of the Premises or any interest in such fee estate or ownership.  No such merger shall occur unless and until
all persons, corporations, firms and other entities having any interest in (i) this
Lease or the leasehold estate created by this Lease, and (ii) the fee
estate in or ownership of the Premises or any part thereof sought to be merged
shall join in a written instrument effecting such merger and shall duly record
the same.

 

31.24       Fair Market Rent.  With respect to the determination of the
initial Base Rent for an Extension Period, if the parties are unable to agree
upon an initial Base Rent that, taking into account the length of the Extension
Period and the adjustments to the Base Rent during the Extension Period
anticipated under Section 2.01, results in fair market rent for the
Extension Period (such initial Base Rent, the “FMV Base Rent”), then an
independent MAI Appraiser (defined below) selected by agreement of the parties
within ten (10) days of said request shall prepare a determination of the
FMV Base Rent.  In making such
determination, the appraiser shall consider rentals received in the general
market area in which the Property Location is located for similar buildings of
comparable characteristics, including, but not limited to, comparable lease
terms, age, condition and classification. 
If within ten (10) business days after being notified of the
results of such appraisal, Landlord and/or Tenant elects to reject that
determination, then each of the parties shall name an additional independent
MAI Appraiser within ten (10) days after such rejection.  In the event the appraisers so named together
with the originally named appraiser are unable to agree on an FMV Base Rent
then the determination shall be the amount agreed upon by the majority of said
appraisers and reported to the parties within ten (10) days
thereafter.  In the event the parties are
unable to select the appraiser in the first instance, each shall select one
appraiser within ten (10) days after the period for having agreed, and
those two appraisers shall select a third appraiser (in absence of agreement as
to the selection of said third independent appraiser, such selection shall be
made by a mediation process reasonably agreed upon by the parties or in absence
of the same, by a court of competent jurisdiction).  The costs and expenses of such appraisal,
including the fees of the appraiser or appraisers, shall be divided equally
between Tenant and Landlord.  The
determination of the majority of the appraisers as to the FMV Base Rent shall
be conclusive upon the parties and judgment upon the same may be entered in any
court having jurisdiction thereof.  For
purposes of this Section 31.24, “MAI Appraisers” shall mean
firms or individuals, each of whom shall have not less than ten (10) years
experience in appraising retail commercial real estate, preferably in areas
where a majority of the Property Locations are situated.  The determination of the FMV Base Rent
hereunder shall be made on a Property Location-by-Property Location basis, and
the initial Base Rent for such Extension Period shall reflect the FMV Base
Rents as determined hereunder for the Property Locations with respect to which
the related Extension Option was exercised. 
For purposes of this Section 31.24, “initial Base Rent”
shall mean the annual Base Rent in effect during the Extension Period until the
first Adjustment Date during such Extension Period.

 

61

 

ARTICLE 32.

OVERLEASES

 

32.01       Overleases.  This Article 32 applies
specifically to each Property Location that is a Leasehold Property, and shall
apply, regardless of the identity of the Overlandlord.  Because this Lease is a sublease as to each
of the Leasehold Properties, this Article 32 inclusive shall be
applicable only to a Leasehold Property. 
The following provisions are in addition to the other provisions of this
Lease which apply to all of the Property Locations, including the Leasehold
Properties, and these following provisions shall not substitute for or replace
the other provisions in this Lease, except to the extent the following
provisions conflict with the other provisions in this Lease, in which case
these following provisions shall govern as to a Leasehold Property:

 

(a)           No
Leasehold Property shall be used or occupied, or permitted or suffered to be
used or occupied, by Landlord or Tenant or any party claiming by or through
Landlord or Tenant for any use, purpose or activity which is not permitted by
the Overlease for such Leasehold Property.

 

(b)           Tenant,
insofar as applicable to the Premises, shall at its sole expense, (i) comply
with the Overleases, and with all applicable Legal Requirements pursuant to the
Overleases, and (ii) notwithstanding the requirements of Article 6,
comply pursuant to the Overleases with the requirements of all policies of
insurance of whatsoever nature which are required to be maintained pursuant to
the Overleases.

 

(c)           Tenant
acknowledges that this Lease, and Tenant’s occupancy of a Leasehold Property,
are subject to and subordinate to the applicable Overlease.  Tenant agrees that the terms, covenants,
provisions and conditions of the Overleases applying to Landlord as the tenant
thereunder shall apply directly to Tenant, and Tenant hereby does and shall
assume and perform fully all the duties, obligations, liabilities and
undertakings of Landlord as the tenant under each and all of the Overleases,
including as Rent under this Lease, payment of all the fixed, basic rents and
additional rents and any and all other payments to be made pursuant to the
Overleases, whether arising before, on or after the Effective Date.  In the event of any inconsistency between the
terms, covenants, provisions and conditions of any such Overlease and the
terms, covenants, provisions and conditions of this Lease as the same applies
to the Premises or common areas on a Leasehold Property, in that the Overlease
imposes an obligation or liability on the tenant thereunder (and therefore on
Tenant under this Lease by virtue of Tenant’s assumption thereof) which is
stricter or broader or more onerous or not covered by this Lease, then, even
though the subject matter may be one which is the same in both the Overlease
and this Lease, the terms, covenants, provisions and conditions of the
Overlease with respect to such obligation or liability shall control and be
complied with by Tenant.  Tenant and
Landlord each agrees that it will not do, or cause or suffer to be done, any
act (whether of commission or omission) which would result in a breach of or
default under any term, covenant, provision or condition of any Overlease.  A default under an Overlease not caused by
Tenant shall not constitute a default under this Lease.

 

(d)           Landlord
shall have no responsibility or liability to provide any services to Tenant
with respect to either the Premises, or for performing any of the duties,
obligations, liabilities or undertakings of any landlord or tenant under any
Overlease as it applies to the

 

62

 

Premises or to a Property
Location.  Landlord agrees, however, that
in cases where Landlord’s cooperation is necessary to enforce rights of the
tenant under any of the Overleases, Landlord will use its reasonable efforts to
cause the Overlandlords to perform their duties, obligations, liabilities and
undertakings thereunder, provided Tenant agrees to and does bear the expense
and reimburse Landlord (immediately upon demand) for any and all expenses
including reasonable experts and attorneys’ fees incurred by Landlord in
connection therewith.   To the extent
that to do so does not prejudice or impair the rights and remedies intended to
be enjoyed by Landlord under this Lease and does not in any manner or to any
degree impose (with respect to any Overlease) or increase (with respect to this
Lease) the duties, obligations, liabilities or undertakings of Landlord and
does not modify or terminate an Overlease, Landlord agrees to otherwise
cooperate with Tenant so that all of the rights and benefits of the Overleases
intended to be enjoyed by the prime tenants thereunder shall be available to
Tenant, except Tenant shall not have or enjoy any options to cancel or
terminate an Overlease, or surrender the premises covered by an Overlease, or
to renew or to extend an Overlease (except as provided for in Section 32.01(q)),
or to purchase the fee title, or to exercise rights of first refusal, or have
any rights to encumber, assign or sublet the interest of the tenant under the
Overleases (except as provided for in Article 12), or rights to
build additional buildings or improvements (except as provided for in Articles
11, 14 and 15).  At Tenant’s full
cost and expense and without expense to Landlord, Tenant may obtain from each
Overlandlord a non-disturbance agreement in form and substance reasonably
acceptable to Tenant.

 

(e)           In
addition to other indemnification provisions by Tenant in this Lease, and not
in limitation thereof, Tenant hereby agrees to indemnify, save, protect, defend
and hold harmless the Landlord Indemnified Parties from and against any and all
liabilities, suits, obligations, fines, damages, penalties, claims, costs,
charges and expenses (including experts’ and attorney’s fees) imposed upon or
incurred by the Landlord Indemnified Parties, that may be based on or asserted
or alleged to be based on any breach by Tenant of any term, covenant, provision
or condition of any Overlease arising before or during the Term of this Lease.

 

(f)            In
the event of any Casualty Event, or in the event of any Condemnation of all or
part of any Leasehold Property, the terms, covenants, provisions and conditions
of the Overlease for such Leasehold Property shall not be the controlling
instrument as between Landlord and Tenant, but the provisions of this Lease
relating to such event shall control exclusively between Landlord and Tenant.

 

(g)           Landlord
shall not amend or modify any Overlease without Tenant’s consent, which consent
may be withheld, delayed or conditioned at Tenant’s sole discretion, for any
reason or for no reason.  Landlord shall
not voluntarily terminate or consent to any termination of such Overlease for
any reason without Tenant’s written consent, which consent may be withheld,
delayed or conditioned at Tenant’s sole discretion, for any reason or for no
reason.  If either Tenant defaults under
an Overlease or Landlord acts or fails to act in a manner which results in a
default under an Overlease, then the other party (upon reasonable advance
written notice to the defaulting party, unless the Overlease is in imminent
danger of termination, in which case notice that is feasible under the
circumstances shall be given to the defaulting party) may cure such default
(but shall have no obligation to do so) if after the notice the defaulting
party fails to take steps to effect such cure.

 

63

 

(h)           Subject
to Section 32.01 (d), the performance by Overlandlord of
Overlandlord’s obligations in accordance with any of the Overleases, shall, for
all purposes, be accepted by Tenant, and shall be deemed to be the performance
of such obligations by Landlord under the provisions of such Overlease and also
under this Lease to the extent the obligations are the same, and in such case
Tenant shall neither look to Landlord for performance of such obligations nor
seek to hold Landlord liable for performance of such obligations or for the
manner of performance of such obligations or for any default in performance or
non-performance of such obligations.

 

(i)            Whenever,
by reason of Tenant’s assumption of all the obligations contained in an
Overlease as provided in this Article 32 or otherwise, any
provision of the Overlease requires the tenant thereunder to make any payment
of any money, including the fixed, base rent payable thereunder, or requires
such tenant to take any action within a certain period of time (whether with or
without notice), then, notwithstanding that a provision in this Lease calls for
such payment to be made or action to be taken at a different time, Tenant shall
make such payment to the Overlandlord, Landlord or other appropriate third party
or take such action, as the case may be, within the shorter of the time
specified in this Lease or the time specified in the Overlease; and if such
payment or other action is required to be paid or taken within a specified time
period after notice or receipt of an invoice, then upon such notice or upon
receipt of such invoice, Tenant shall make such payment or take such other
action, as the case may be, no later than five (5) business days prior to
the last day of such time period (excluding, however, installments of fixed or
base rent or other payments due under the Overleases which shall be paid by
Tenant directly to the Overlandlord pursuant to the Overlease).

 

(j)            Whenever
any provision of an Overlease requires the Overlandlord to give notice or submit
an invoice to the tenant thereunder and Landlord has received such notice or
invoice but the Overlandlord has not given Tenant such notice or invoice
directly, then Landlord shall notify Tenant by sending Tenant a copy of said
notice or invoice.  Such notification by
Landlord to Tenant of said Overlandlord’s notice or invoice shall for all
purposes hereunder be deemed timely given if sent to Tenant within five (5) business
days after receipt by Landlord of the notice from Overlandlord.

 

(k)           Whenever
any provision of an Overlease requires the tenant under the Overlease to obtain
the Overlandlord’s consent for any purpose, including obtaining consent prior
to the undertaking of an act or proposed act, and Tenant desires such consent,
such provision shall for all purposes hereunder be deemed to require the prior
written consent of both Overlandlord and Landlord; provided, however, if
Landlord is willing to consent, Landlord, at Tenant’s expense, shall
cooperate to a reasonable extent with Tenant to obtain the Overlandlord’s
consent provided Tenant pays all Landlord’s expenses, including reasonable
attorneys’ fees, in Landlord’s extending such cooperation.

 

(l)            If
Tenant contends that Overlandlord is not observing, complying with or
performing its obligations under the Overlease, Tenant shall have the right to
notify Landlord of a default of the Overlandlord which notice shall specify the
nature of such default. Within five (5) business days after its receipt of
such notice, Landlord shall give written notice to Overlandlord (in the manner
required by the Overlease), which notice shall specify the nature of such
claimed default in the same manner as was specified in Tenant’s notice to
Landlord.

 

64

 

Landlord further agrees
to extend assistance to and cooperate with Tenant in order to effectuate a cure
of any alleged default, provided that all costs and expenses, including
reasonable attorneys’ fees, in connection therewith are borne by Tenant.  If (i) Tenant shall have given written
notice to Landlord of such default by the Overlandlord, as aforesaid, (ii) the
Overlease allows withholding of such payments from the Overlandlord and (iii) Landlord
consents in writing, Tenant also shall have the right to withhold payments of
that portion of the Overlease rent payable to the Overlandlord which is payable
by Landlord (as tenant) at that time under the Overlease in accordance with the
applicable provision, if any, of the Overlease allowing such withholding of
rent.  Tenant agrees that it will defend,
indemnify and hold harmless the Landlord Indemnified Parties from and against
any and all Losses arising from or related to any matter described in this Section 32.01(l).

 

(m)          Whenever
in this Lease rights or privileges are granted to Landlord or Tenant with
respect to any matter or thing, such rights or privileges shall be exercisable
by Landlord insofar as the same are not inconsistent with, or in violation of,
the terms, covenants and conditions of the Overlease with respect to the same
matter or thing and the terms, rights and privileges granted to Landlord and
Tenant herein, but where the rights and privileges granted by the Overlease to
the tenant thereunder exceed the rights and privileges granted in this Lease to
Landlord or Tenant, then Landlord or Tenant shall exercise such rights and
privileges only to the extent expressly permitted herein if the result of
exercising the greater rights or privileges in the Overlease would be
detrimental to the other party hereto.

 

(n)           Subject
to the other provisions of this Article 32, if an Overlease would
need to be extended by Landlord exercising an extension option in that
Overlease in order to match Tenant’s exercise of an Extension Option under this
Lease, then, as a condition for Tenant’s Extension Option to be validly
exercised under this Lease, Tenant must give Landlord notice of Tenant’s
exercise of the Extension Option under this Lease at least thirty (30) days
prior to the deadline set forth in the Overlease for validly exercising the
extension option under the Overlease, time being of the essence.

 

(o)           As
to each Leasehold Property, upon Tenant’s written notice, Landlord, subject to
the proviso in this sentence and subject also to the other provisions and
conditions in this Article 32, shall from time to time exercise
Landlord’s rights to the extent necessary and to the extent available to
Landlord, in order to extend the term of the Overlease applicable to that
Leasehold Property until at least the Expiration Date; provided, however
Landlord need not (i) exercise its extension rights if on the date
Landlord’s notice of extension of the Overlease is to be given to the landlord
under an Overlease (each, an “Overlandlord” and collectively, the “Overlandlords”),
a Default on the part of Tenant then exists under this Lease, and (ii) exercise
the extension of an Overlease until the one hundred eightieth (180th)
day prior to the deadline for exercising such Overlease extension pursuant to
its terms (or until the first (1st) day that such Overlease
extension option may be exercised by Landlord if such date would occur less
than one hundred eighty (180) days after the date of Tenant’s notice advising
Landlord to exercise the extension option), and Landlord simultaneously
provides Tenant with written confirmation of same.  In the event Landlord fails to timely
exercise the extension option, as provided above, Landlord hereby grants Tenant
the right to exercise such extension option on Landlord’s behalf and, in
furtherance thereof, grants Tenant a limited power of attorney to acknowledge,
deliver and execute, on Landlord’s behalf, such documentation as is required to
effectuate the exercise

 

65

 

of the extension
option.  Tenant shall provide Landlord
with copies of any documentation relating to Tenant’s exercise of an extension
option made on Landlord’s behalf.  To the
extent that the term of any Overlease, as extended, extends beyond the
Expiration Date of the Master Lease, Landlord, at its sole cost and expense,
bears the obligation to pay any rent applicable to such period under the
Overlease.  If Tenant does not request
that Landlord (or Landlord is not required due to Tenant’s Default as described
above) to exercise any option available to Landlord to extend the term of an
Overlease and Landlord does not, in fact, exercise such extension option, then (i) this
Lease shall terminate as to the Leasehold Property, (ii) Landlord and
Tenant shall modify this Lease to remove such Leasehold Property that is
subject to the Overlease as to which Landlord did not exercise the extension
option effective as of the date of expiration of the subject Overlease, without
reduction in Base Rent, (iii) following such removal, this Lease shall
continue in full force and effect as to the remaining Property Locations, (iv) Tenant
shall surrender to Landlord that portion of the Premises upon which the
Leasehold Property is located, and (v) Tenant shall have no further
responsibility to Landlord with respect to such removed Leasehold Property,
except for such indemnity or other provisions of this Lease which may relate to
such removed Leasehold Property.

 

(p)           As
to any period before the end of the initial Term of this Lease, Tenant shall
have the right to notify Landlord by sending Landlord a written notice stating
expressly that Tenant desires Landlord not to exercise an extension option
under an Overlease and that Tenant desires the Overlease to expire. The notice
must be received by Landlord not less than one hundred twenty (120) days before
the last day on which Landlord is required to exercise its extension option
under the Overlease, time being of the essence. 
If Landlord receives such notice, Landlord may either intentionally fail
to exercise the Overlease extension option and permit the Overlease to expire,
or Landlord may exercise its extension option for Landlord’s own account.  In either case, (i) this Lease shall
terminate as to the Leasehold Property, (ii) Landlord and Tenant shall
modify this Lease to remove such Leasehold Property that is subject to the
Overlease effective as of the date of expiration of the subject Overlease or
the date the extension period of the Overlease commences, as applicable,
without reduction in Base Rent, (iii) following such removal, this Lease
shall continue in full force and effect as to the remaining Property Locations,
(iv) Tenant shall surrender to Landlord that portion of the Premises upon
which the Leasehold Property is located, and (v) Tenant shall have no
further responsibility to Landlord with respect to such removed Leasehold
Property, except for such indemnity or other provisions of this Lease which may
relate to such removed Leasehold Property.

 

(q)           When
Landlord sends a notice to an Overlandlord extending the term of the Overlease,
Landlord will send a copy of that notice to Tenant.  Within thirty (30) days after receipt by
Landlord of a notice from Tenant extending this Lease in accordance with and
subject to the provisions and conditions in Sections 32.01(n), (o) and (p),
Landlord will send its own extension notice to the Overlandlord (when extension
is necessary) extending the Overlease. 
If Tenant does not receive from Landlord the copy of Landlord’s
extension notice to the Overlandlord by the thirtieth (30th) day
after the date Tenant had sent its own valid notice to Landlord and also has
not received a notice from Landlord disputing Landlord’s duty to exercise an
option to extend the Overlease, then, in such case, Tenant itself may exercise
the extension option under the Overlease, on Landlord’s behalf and acting in
place and stead of Landlord, by notice to the Overlandlord.

 

66

 

(r)            If
any Overlease does not contain sufficient extension options for Landlord (as
tenant thereunder) to be able to keep granting Tenant extensions thereof as to
any Leasehold Property to match the term of this Lease or Tenant’s exercise of
an extension option in accordance with this Lease, and the leasehold estate of
that Leasehold Property shall therefore expire before the then current term of
this Lease will have expired, then in each such case (i) that particular
Leasehold Property shall no longer be part of the Premises under this Lease, (ii) without
liability to Landlord, this Lease shall terminate as to the Leasehold Location,
(iii) Landlord and Tenant shall modify this Lease to remove such Leasehold
Property that is subject to the expired Overlease effective as of the date of
expiration of the subject Overlease, without reduction in Base Rent, (iv) following
such removal, this Lease shall continue in full force and effect as to the
remaining Property Locations, (v) Tenant shall surrender to Landlord that
portion of the Premises upon which the Leasehold Property is located, and (vi) Tenant
shall have no further responsibility to Landlord with respect to such removed
Leasehold Property, except for such indemnity or other provisions of this Lease
which may relate to such removed Leasehold Property.

 

(s)           Landlord
hereby agrees to indemnify, save, protect, defend and hold Tenant harmless from
and against any and all actual damages and out-of-pocket costs and expenses
(including experts’ and attorneys’ fees) imposed upon or incurred by Tenant as
a result of any default under an Overlease on behalf of the tenant thereunder
that is directly the result of the actions of Landlord or omissions of Landlord
including, but not limited to, (i) a transfer or assignment in breach of
an Overlease, or (ii) the failure of Landlord to pay rents and/or other
amounts due under an Overlease where an Overlease Reserve has been established
for such amounts; provided, however, Landlord hereby agrees to indemnify, save,
protect, defend and hold Tenant harmless from and against any and all Losses
resulting from the occurrence of an event described in clauses (i) and/or (ii) above.

 

(t)            The
parties acknowledge that the Overlease related to Store No. 141, located
in Burlington, Iowa (“Store 141”), contains an option to purchase
the Store No. 141 real estate (the “Store 141 Property”) at fair
market value, exercisable on January 1, 2007 or on January 1, 2012
(the “Option”).  Landlord shall
exercise the Option on either January 1, 2007 or January 1, 2012
(such date selection to be at Landlord’s sole discretion), and upon Landlord’s
acquisition of the Store 141 Property, (i) the Store 141 Property shall be
converted from a Leasehold Property to a Fee Property without further action of
Landlord or Tenant hereunder, (ii) any ground lease payments previously
made by Tenant to the Overlease Landlord shall be made by Tenant directly to
Landlord includible as Base Rent hereunder, and (iii) subject to Sections
2.01 and 32.01(t)(ii) hereunder, the Base Rent shall remain the same.

 

[SIGNATURES CONTAINED ON
FOLLOWING PAGE]

 

67

 

IN WITNESS
WHEREOF, the parties hereto have caused this Lease to be executed as of the
date first written above.

 

	
  LANDLORD:

  	
  TENANT:

  
	
   

  	
   

  
	
  SPIRIT SPE PORTFOLIO 2006-1, LLC, a

  Delaware limited liability company

  	
  SHOPKO STORES OPERATING
  CO., LLC,

  a Delaware limited liability company

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
  /s/ Michael T.
  Bennett

  	
   

  	
  By:

  	
  /s/ Peter G.
  Vandenhouten

  	
   

  
	
  Name: Michael T.
  Bennett

  	
  Name:

  	
  Peter G.
  Vandenhouten

  	
   

  
	
  Its: Senior Vice
  President

  	
  Its:

  	
  Secretary

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  LANDLORD:

  	
   

  
	
   

  	
   

  
	
  SPIRIT SPE PORTFOLIO 2006-2, LLC, a

  Delaware limited liability company

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
  /s/ Michael T.
  Bennett

  	
   

  	
   

  	
   

  	
   

  
	
  Name: Michael T.
  Bennett

  	
   

  
	
  Its: Senior Vice
  President

  	
   

  
								

 

68

 

EXHIBIT A-1

LIST OF FEE PROPERTIES

 

	
  Store

  #

  	
   

  	
  Concept

  	
   

  	
  Address

  	
   

  	
  City

  	
   

  	
  ST

  	
   

  	
  Zip

  	
   

  
	
  2

  	
   

  	
  ShopKo

  	
   

  	
  301 Bay Park Square

  	
   

  	
  Green Bay

  	
   

  	
  WI

  	
   

  	
  54304

  	
   

  
	
  3

  	
   

  	
  ShopKo

  	
   

  	
  3415 Calumet Ave

  	
   

  	
  Manitowoc

  	
   

  	
  WI

  	
   

  	
  54220

  	
   

  
	
  4

  	
   

  	
  ShopKo

  	
   

  	
  2430 E. Mason St

  	
   

  	
  Green Bay

  	
   

  	
  WI

  	
   

  	
  54302

  	
   

  
	
  5

  	
   

  	
  ShopKo

  	
   

  	
  230 N. Wisconsin St

  	
   

  	
  De Pere

  	
   

  	
  WI

  	
   

  	
  54115

  	
   

  
	
  7

  	
   

  	
  ShopKo

  	
   

  	
  4344 Mormon Coulee Rd

  	
   

  	
  La Crosse

  	
   

  	
  WI

  	
   

  	
  54601

  	
   

  
	
  8

  	
   

  	
  ShopKo

  	
   

  	
  1105 E. Grand Ave

  	
   

  	
  Rothschild

  	
   

  	
  WI

  	
   

  	
  54474

  	
   

  
	
  9

  	
   

  	
  ShopKo

  	
   

  	
  1306 N. Central Ave

  	
   

  	
  Marshfield

  	
   

  	
  WI

  	
   

  	
  54449

  	
   

  
	
  10

  	
   

  	
  ShopKo

  	
   

  	
  1150 West Washington St

  	
   

  	
  Marquette

  	
   

  	
  MI

  	
   

  	
  49855

  	
   

  
	
  11

  	
   

  	
  ShopKo

  	
   

  	
  500 South Carpenter Ave

  	
   

  	
  Kingsford

  	
   

  	
  MI

  	
   

  	
  49802

  	
   

  
	
  12

  	
   

  	
  ShopKo

  	
   

  	
  1100 E Riverview
  Expressway

  	
   

  	
  Wisconsin Rapids

  	
   

  	
  WI

  	
   

  	
  54494

  	
   

  
	
  15

  	
   

  	
  ShopKo

  	
   

  	
  1000 W. Northland Ave

  	
   

  	
  Appleton

  	
   

  	
  WI

  	
   

  	
  54914

  	
   

  
	
  16

  	
   

  	
  ShopKo

  	
   

  	
  2530 First Avenue North

  	
   

  	
  Escanaba

  	
   

  	
  MI

  	
   

  	
  49829

  	
   

  
	
  17

  	
   

  	
  ShopKo

  	
   

  	
  4161 Second Street
  South

  	
   

  	
  Saint Cloud

  	
   

  	
  MN

  	
   

  	
  56301

  	
   

  
	
  18

  	
   

  	
  ShopKo

  	
   

  	
  1710 South Main St

  	
   

  	
  West Bend

  	
   

  	
  WI

  	
   

  	
  53095

  	
   

  
	
  19

  	
   

  	
  ShopKo

  	
   

  	
  701 South Church St

  	
   

  	
  Watertown

  	
   

  	
  WI

  	
   

  	
  53094

  	
   

  
	
  21

  	
   

  	
  ShopKo

  	
   

  	
  1850 Madison Ave

  	
   

  	
  Mankato

  	
   

  	
  MN

  	
   

  	
  56001

  	
   

  
	
  22

  	
   

  	
  ShopKo

  	
   

  	
  1900 North Main St

  	
   

  	
  Mitchell

  	
   

  	
  SD

  	
   

  	
  57301

  	
   

  
	
  23

  	
   

  	
  ShopKo

  	
   

  	
  125 Main St North

  	
   

  	
  Hutchinson

  	
   

  	
  MN

  	
   

  	
  55350

  	
   

  
	
  24

  	
   

  	
  ShopKo

  	
   

  	
  955 W. Clairemont Ave

  	
   

  	
  Eau Claire

  	
   

  	
  WI

  	
   

  	
  54701

  	
   

  

 

A-1-1

 

	
  Store

  #

  	
   

  	
  Concept

  	
   

  	
  Address

  	
   

  	
  City

  	
   

  	
  ST

  	
   

  	
  Zip

  	
   

  
	
  25

  	
   

  	
  ShopKo

  	
   

  	
  1200 Susan Drive

  	
   

  	
  Marshall

  	
   

  	
  MN

  	
   

  	
  56258

  	
   

  
	
  26

  	
   

  	
  ShopKo

  	
   

  	
  2761 Prairie Ave

  	
   

  	
  Beloit

  	
   

  	
  WI

  	
   

  	
  53511

  	
   

  
	
  27

  	
   

  	
  ShopKo

  	
   

  	
  4801 Washington Ave

  	
   

  	
  Racine

  	
   

  	
  WI

  	
   

  	
  53406

  	
   

  
	
  28

  	
   

  	
  ShopKo

  	
   

  	
  800 E. Maes St

  	
   

  	
  Kimberly

  	
   

  	
  WI

  	
   

  	
  54136

  	
   

  
	
  29

  	
   

  	
  ShopKo

  	
   

  	
  7401 Mineral Point Rd

  	
   

  	
  Madison

  	
   

  	
  WI

  	
   

  	
  53717

  	
   

  
	
  30

  	
   

  	
  ShopKo

  	
   

  	
  2500 US Highway 14

  	
   

  	
  Janesville

  	
   

  	
  WI

  	
   

  	
  53547

  	
   

  
	
  31

  	
   

  	
  ShopKo

  	
   

  	
  5300 52nd St

  	
   

  	
  Kenosha

  	
   

  	
  WI

  	
   

  	
  53144

  	
   

  
	
  32

  	
   

  	
  ShopKo

  	
   

  	
  2101 W. Broadway

  	
   

  	
  Monona

  	
   

  	
  WI

  	
   

  	
  53713

  	
   

  
	
  33

  	
   

  	
  ShopKo

  	
   

  	
  1578 Appleton Rd

  	
   

  	
  Menasha

  	
   

  	
  WI

  	
   

  	
  54952

  	
   

  
	
  34

  	
   

  	
  ShopKo

  	
   

  	
  2602 Shopko Dr

  	
   

  	
  Madison

  	
   

  	
  WI

  	
   

  	
  53704

  	
   

  
	
  35

  	
   

  	
  ShopKo

  	
   

  	
  2820 Highway 63 South

  	
   

  	
  Rochester

  	
   

  	
  MN

  	
   

  	
  55904

  	
   

  
	
  36

  	
   

  	
  ShopKo

  	
   

  	
  3708 Highway 63 North

  	
   

  	
  Rochester

  	
   

  	
  MN

  	
   

  	
  55906

  	
   

  
	
  37

  	
   

  	
  ShopKo

  	
   

  	
  2677 S. Prairie View
  Road

  	
   

  	
  Lake Hallie

  	
   

  	
  WI

  	
   

  	
  54729

  	
   

  
	
  38

  	
   

  	
  ShopKo

  	
   

  	
  2208 North Webb Rd

  	
   

  	
  Grand Island

  	
   

  	
  NE

  	
   

  	
  68803

  	
   

  
	
  39

  	
   

  	
  ShopKo

  	
   

  	
  4200 South 27th St

  	
   

  	
  Lincoln

  	
   

  	
  NE

  	
   

  	
  68502

  	
   

  
	
  41

  	
   

  	
  ShopKo

  	
   

  	
  1209 18th Ave Northwest

  	
   

  	
  Austin

  	
   

  	
  MN

  	
   

  	
  55912

  	
   

  
	
  42

  	
   

  	
  ShopKo

  	
   

  	
  1300 Koeller St

  	
   

  	
  Oshkosh

  	
   

  	
  WI

  	
   

  	
  54902

  	
   

  
	
  45

  	
   

  	
  ShopKo

  	
   

  	
  601 Galvin Rd South

  	
   

  	
  Bellevue

  	
   

  	
  NE

  	
   

  	
  68005

  	
   

  
	
  46

  	
   

  	
  ShopKo

  	
   

  	
  5646 North 90th St

  	
   

  	
  Omaha

  	
   

  	
  NE

  	
   

  	
  68134

  	
   

  
	
  48

  	
   

  	
  ShopKo

  	
   

  	
  2005 Krenzien Dr

  	
   

  	
  Norfolk

  	
   

  	
  NE

  	
   

  	
  68701

  	
   

  
	
  49

  	
   

  	
  ShopKo

  	
   

  	
  500 N. Highway 281

  	
   

  	
  Aberdeen

  	
   

  	
  SD

  	
   

  	
  57401

  	
   

  
	
  50

  	
   

  	
  ShopKo

  	
   

  	
  616 West Johnson St

  	
   

  	
  Fond Du Lac

  	
   

  	
  WI

  	
   

  	
  54935

  	
   

  
	
  51

  	
   

  	
  ShopKo

  	
   

  	
  1425 Janesville Ave

  	
   

  	
  Fort Atkinson

  	
   

  	
  WI

  	
   

  	
  53538

  	
   

  

 

A-1-2

 

	
  Store

  #

  	
   

  	
  Concept

  	
   

  	
  Address

  	
   

  	
  City

  	
   

  	
  ST

  	
   

  	
  Zip

  	
   

  
	
  52

  	
   

  	
  ShopKo

  	
   

  	
  615 South Monroe

  	
   

  	
  Mason City

  	
   

  	
  IA

  	
   

  	
  50401

  	
   

  
	
  53

  	
   

  	
  ShopKo

  	
   

  	
  510 East Philip Ave

  	
   

  	
  North Platte

  	
   

  	
  NE

  	
   

  	
  69101

  	
   

  
	
  54

  	
   

  	
  ShopKo

  	
   

  	
  700 9th Ave SE

  	
   

  	
  Watertown

  	
   

  	
  SD

  	
   

  	
  57201

  	
   

  
	
  55

  	
   

  	
  ShopKo

  	
   

  	
  1200 Main St

  	
   

  	
  Stevens Point

  	
   

  	
  WI

  	
   

  	
  54481

  	
   

  
	
  56

  	
   

  	
  ShopKo

  	
   

  	
  14445 W. Center Rd

  	
   

  	
  Omaha

  	
   

  	
  NE

  	
   

  	
  68144

  	
   

  
	
  57

  	
   

  	
  ShopKo

  	
   

  	
  405 Cottonwood Dr

  	
   

  	
  Winona

  	
   

  	
  MN

  	
   

  	
  55987

  	
   

  
	
  58

  	
   

  	
  ShopKo

  	
   

  	
  1755 North Humiston Ave

  	
   

  	
  Worthington

  	
   

  	
  MN

  	
   

  	
  56187

  	
   

  
	
  59

  	
   

  	
  ShopKo

  	
   

  	
  1001 South Highway 15

  	
   

  	
  Fairmont

  	
   

  	
  MN

  	
   

  	
  56031

  	
   

  
	
  60

  	
   

  	
  ShopKo

  	
   

  	
  2610 North Bridge Ave

  	
   

  	
  Albert Lea

  	
   

  	
  MN

  	
   

  	
  56007

  	
   

  
	
  61

  	
   

  	
  ShopKo

  	
   

  	
  501 Highway 10
  Southeast

  	
   

  	
  Saint Cloud

  	
   

  	
  MN

  	
   

  	
  56304

  	
   

  
	
  62

  	
   

  	
  ShopKo

  	
   

  	
  301 Northwest Bypass

  	
   

  	
  Great Falls

  	
   

  	
  MT

  	
   

  	
  59404

  	
   

  
	
  63

  	
   

  	
  ShopKo

  	
   

  	
  4215 Yellowstone
  Highway

  	
   

  	
  Pocatello

  	
   

  	
  ID

  	
   

  	
  83202

  	
   

  
	
  64

  	
   

  	
  ShopKo

  	
   

  	
  2100 Caldwell Blvd

  	
   

  	
  Nampa

  	
   

  	
  ID

  	
   

  	
  83651

  	
   

  
	
  66

  	
   

  	
  ShopKo

  	
   

  	
  North 9520 Newport
  Highway

  	
   

  	
  Spokane

  	
   

  	
  WA

  	
   

  	
  99218

  	
   

  
	
  67

  	
   

  	
  ShopKo

  	
   

  	
  1649 Pole Line Rd East

  	
   

  	
  Twin Falls

  	
   

  	
  ID

  	
   

  	
  83301

  	
   

  
	
  68

  	
   

  	
  ShopKo

  	
   

  	
  800 E. 17th St

  	
   

  	
  Idaho Falls

  	
   

  	
  ID

  	
   

  	
  83404

  	
   

  
	
  69

  	
   

  	
  ShopKo

  	
   

  	
  217 West Ironwood Dr

  	
   

  	
  Coeur D’Alene

  	
   

  	
  ID

  	
   

  	
  83814

  	
   

  
	
  75

  	
   

  	
  ShopKo

  	
   

  	
  2510 South Reserve St

  	
   

  	
  Missoula

  	
   

  	
  MT

  	
   

  	
  59801

  	
   

  
	
  76

  	
   

  	
  ShopKo

  	
   

  	
  1601 W. 41st St

  	
   

  	
  Sioux Falls

  	
   

  	
  SD

  	
   

  	
  57105

  	
   

  
	
  78

  	
   

  	
  ShopKo

  	
   

  	
  1845 Haines Ave

  	
   

  	
  Rapid City

  	
   

  	
  SD

  	
   

  	
  57701

  	
   

  
	
  80

  	
   

  	
  ShopKo

  	
   

  	
  2201 Zeier Rd

  	
   

  	
  Madison

  	
   

  	
  WI

  	
   

  	
  53704

  	
   

  
	
  81

  	
   

  	
  ShopKo

  	
   

  	
  5801 Summit View Ave

  	
   

  	
  Yakima

  	
   

  	
  WA

  	
   

  	
  98908

  	
   

  
	
  84

  	
   

  	
  ShopKo

  	
   

  	
  1553 West 9000 South

  	
   

  	
  West Jordan

  	
   

  	
  UT

  	
   

  	
  84088

  	
   

  

 

A-1-3

 

	
  Store

  #

  	
   

  	
  Concept

  	
   

  	
  Address

  	
   

  	
  City

  	
   

  	
  ST

  	
   

  	
  Zip

  	
   

  
	
  86

  	
   

  	
  ShopKo

  	
   

  	
  2266 N. University
  Parkway

  	
   

  	
  Provo

  	
   

  	
  UT

  	
   

  	
  84604

  	
   

  
	
  87

  	
   

  	
  ShopKo

  	
   

  	
  1018 Washington Blvd

  	
   

  	
  Ogden

  	
   

  	
  UT

  	
   

  	
  84404

  	
   

  
	
  88

  	
   

  	
  ShopKo

  	
   

  	
  1150 North Main St

  	
   

  	
  Layton

  	
   

  	
  UT

  	
   

  	
  84041

  	
   

  
	
  89

  	
   

  	
  ShopKo

  	
   

  	
  1600 W. Rose St

  	
   

  	
  Walla Walla

  	
   

  	
  WA

  	
   

  	
  99362

  	
   

  
	
  90

  	
   

  	
  ShopKo

  	
   

  	
  1771 Wisconsin Ave

  	
   

  	
  Grafton

  	
   

  	
  WI

  	
   

  	
  53024

  	
   

  
	
  92

  	
   

  	
  ShopKo

  	
   

  	
  867 N. Columbia Center
  Blvd.

  	
   

  	
  Kennewick

  	
   

  	
  WA

  	
   

  	
  99336

  	
   

  
	
  95

  	
   

  	
  ShopKo

  	
   

  	
  2655 Broadway Ave

  	
   

  	
  Boise

  	
   

  	
  ID

  	
   

  	
  83706

  	
   

  
	
  96

  	
   

  	
  ShopKo

  	
   

  	
  55 Lake Blvd

  	
   

  	
  Redding

  	
   

  	
  CA

  	
   

  	
  96003

  	
   

  
	
  97

  	
   

  	
  ShopKo

  	
   

  	
  4850 West 3500 South

  	
   

  	
  West Valley City

  	
   

  	
  UT

  	
   

  	
  84120

  	
   

  
	
  99

  	
   

  	
  ShopKo

  	
   

  	
  9366 State Highway 16

  	
   

  	
  Onalaska

  	
   

  	
  WI

  	
   

  	
  54650

  	
   

  
	
  100

  	
   

  	
  ShopKo

  	
   

  	
  699 Green Bay Rd

  	
   

  	
  Neenah

  	
   

  	
  WI

  	
   

  	
  54956

  	
   

  
	
  102

  	
   

  	
  ShopKo

  	
   

  	
  2741 Roosevelt St

  	
   

  	
  Marinette

  	
   

  	
  WI

  	
   

  	
  54143

  	
   

  
	
  104

  	
   

  	
  ShopKo

  	
   

  	
  747 South Main St

  	
   

  	
  Brigham City

  	
   

  	
  UT

  	
   

  	
  84302

  	
   

  
	
  106

  	
   

  	
  ShopKo

  	
   

  	
  905 S 24th West

  	
   

  	
  Billings

  	
   

  	
  MT

  	
   

  	
  59102

  	
   

  
	
  107

  	
   

  	
  ShopKo

  	
   

  	
  190 South 500 West

  	
   

  	
  West Bountiful

  	
   

  	
  UT

  	
   

  	
  84010

  	
   

  
	
  108

  	
   

  	
  ShopKo

  	
   

  	
  955 North Main St

  	
   

  	
  Spanish Fork

  	
   

  	
  UT

  	
   

  	
  84660

  	
   

  
	
  109

  	
   

  	
  ShopKo

  	
   

  	
  4060 Riverdale Rd

  	
   

  	
  Riverdale

  	
   

  	
  UT

  	
   

  	
  84405

  	
   

  
	
  110

  	
   

  	
  ShopKo

  	
   

  	
  2290 South 1300 East

  	
   

  	
  Salt Lake City

  	
   

  	
  UT

  	
   

  	
  84106

  	
   

  
	
  112

  	
   

  	
  ShopKo

  	
   

  	
  3101 Montana Ave

  	
   

  	
  Helena

  	
   

  	
  MT

  	
   

  	
  59602

  	
   

  
	
  114

  	
   

  	
  ShopKo

  	
   

  	
  801 West Central
  Entrance

  	
   

  	
  Duluth

  	
   

  	
  MN

  	
   

  	
  55811

  	
   

  
	
  116

  	
   

  	
  ShopKo

  	
   

  	
  518 S. Taylor Dr

  	
   

  	
  Sheboygan

  	
   

  	
  WI

  	
   

  	
  53081

  	
   

  
	
  119

  	
   

  	
  ShopKo

  	
   

  	
  1350 North Galena Ave

  	
   

  	
  Dixon

  	
   

  	
  IL

  	
   

  	
  61021

  	
   

  
	
  120

  	
   

  	
  ShopKo

  	
   

  	
  405 West 8th St

  	
   

  	
  Monroe

  	
   

  	
  WI

  	
   

  	
  53566

  	
   

  

 

A-1-4

 

	
  Store

  #

  	
   

  	
  Concept

  	
   

  	
  Address

  	
   

  	
  City

  	
   

  	
  ST

  	
   

  	
  Zip

  	
   

  
	
  123

  	
   

  	
  ShopKo

  	
   

  	
  900 West Memorial Dr

  	
   

  	
  Houghton

  	
   

  	
  MI

  	
   

  	
  44931

  	
   

  
	
  125

  	
   

  	
  ShopKo

  	
   

  	
  555 West South St

  	
   

  	
  Freeport

  	
   

  	
  IL

  	
   

  	
  61032

  	
   

  
	
  127

  	
   

  	
  ShopKo

  	
   

  	
  1450 East Geneva St

  	
   

  	
  Delavan

  	
   

  	
  WI

  	
   

  	
  53115

  	
   

  
	
  129

  	
   

  	
  ShopKo

  	
   

  	
  4515 South Regal St

  	
   

  	
  Spokane

  	
   

  	
  WA

  	
   

  	
  99223

  	
   

  
	
  130

  	
   

  	
  ShopKo

  	
   

  	
  1777 Paulson Rd

  	
   

  	
  River Falls

  	
   

  	
  WI

  	
   

  	
  54022

  	
   

  
	
  132

  	
   

  	
  ShopKo

  	
   

  	
  320 Highway O

  	
   

  	
  Rice Lake

  	
   

  	
  WI

  	
   

  	
  54868

  	
   

  
	
  133

  	
   

  	
  ShopKo

  	
   

  	
  1400 Big Thunder Blvd

  	
   

  	
  Belvidere

  	
   

  	
  IL

  	
   

  	
  61008

  	
   

  
	
  134

  	
   

  	
  ShopKo

  	
   

  	
  1450 South Grand Ave

  	
   

  	
  Pullman

  	
   

  	
  WA

  	
   

  	
  99163

  	
   

  
	
  139

  	
   

  	
  ShopKo

  	
   

  	
  3200 Broadway St

  	
   

  	
  Quincy

  	
   

  	
  IL

  	
   

  	
  62301

  	
   

  
	
  140

  	
   

  	
  ShopKo

  	
   

  	
  1964 West Morton Ave

  	
   

  	
  Jacksonville

  	
   

  	
  IL

  	
   

  	
  62650

  	
   

  
	
  145

  	
   

  	
  ShopKo

  	
   

  	
  1190 North 6th St

  	
   

  	
  Monmouth

  	
   

  	
  IL

  	
   

  	
  61462

  	
   

  
	
  500

  	
   

  	
  ShopKo HQ

  	
   

  	
  700 Pilgrim Way

  	
   

  	
  Green Bay

  	
   

  	
  WI

  	
   

  	
  54304

  	
   

  
	
  501

  	
   

  	
  ShopKo Exp

  	
   

  	
  3705 Monroe Rd

  	
   

  	
  De Pere

  	
   

  	
  WI

  	
   

  	
  54115

  	
   

  
	
  502

  	
   

  	
  ShopKo Exp

  	
   

  	
  2585 Lineville Rd

  	
   

  	
  Green Bay

  	
   

  	
  WI

  	
   

  	
  54313

  	
   

  
	
  503

  	
   

  	
  ShopKo Exp

  	
   

  	
  1011 N Wisconsin St

  	
   

  	
  Port Washington

  	
   

  	
  WI

  	
   

  	
  53074

  	
   

  
	
  997

  	
   

  	
  ShopKo Dist Ctr

  	
   

  	
  1001 East Gowen Rd

  	
   

  	
  Boise

  	
   

  	
  ID

  	
   

  	
  83716

  	
   

  
	
  998

  	
   

  	
  ShopKo Dist Ctr

  	
   

  	
  10808 South 132nd St

  	
   

  	
  Omaha

  	
   

  	
  NE

  	
   

  	
  68138

  	
   

  
	
  999

  	
   

  	
  ShopKo Dist Ctr

  	
   

  	
  1717 Lawrence Dr

  	
   

  	
  De Pere

  	
   

  	
  WI

  	
   

  	
  54115

  	
   

  
	
  OL

  	
   

  	
  ShopKo Optical Lab

  	
   

  	
  1450 West Main Ave

  	
   

  	
  De Pere

  	
   

  	
  WI

  	
   

  	
  54115

  	
   

  
	
  107

  	
   

  	
   

  	
   

  	
  SHOPKO PROPERTIES

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

A-1-5

 

EXHIBIT A-2

LIST OF LEASEHOLD PROPERTIES

 

1.             #070       13414 East Sprague Avenue, Spokane,
Washington 99216

 

2.             #072       2120 Thain Grade, Lewiston, Idaho
83501

 

3.             #073       2530 Rudkin Road, Union Gap,
Washington 98903

 

4.             #091       1341 North Main Street, Logan, Utah
84341

 

5.             #141       313 North Roosevelt Avenue,
Burlington, Iowa 52601

 

A-2-1

 

EXHIBIT A-3

LEGAL DESCRIPTION OF EACH PARCEL

 

 

A-3-1

 

LEGAL
DESCRIPTION

 

Lot Two (2), Volume 45
Certified Surveys Maps, Page 265, said map being part of Private Claim 20, West
side of Fox River, Village of Ashwaubenon, Brown County, Wisconsin; Except any
part thereof used for street purposes.

 

Together with the
non-exclusive easements created in that certain Reciprocal Easement and
Operating Agreement, recorded in Volume 3637, Page 42, as Document No. 929681;
as amended in Amended and Restated Reciprocal Easement and Operating Agreement
recorded in Volume 5054, Page 34, as Document No. 967921; as further amended in
Volume 24079, Page 7, as Document No. 1426015; and as Document No. 1669972 and
as Document No. 1939053.

 

Tax I.D.:  VA-132-1-4

 

 

LEGAL
DESCRIPTION

 

Lot Numbered Three (3) of a
Certified Survey in Lots Number Eleven (11) and Lot Number Twelve (12) of the
Subdivision of the Southeast Quarter (SE1/4) of Section Number Twenty-five
(25), Township Number Nineteen (19) North, Range Number Twenty-three (23) East,
in the City of Manitowoc, as recorded in the Office of the Register of Deeds
for Manitowoc County, Wisconsin, in Volume 25 of Certified Survey Maps, page
149, #993980.

 

TOGETHER WITH THE
NON-EXCLUSIVE EASEMENTS CREATED IN MANITOWOC CROSS-EASEMENT AGREEMENT, RECORDED
IN VOLUME 580, PAGE 394, #522993; AS AMENDED IN VOLUME 629, PAGE 218, #547986;
AND IN VOLUME 1075, PAGE 585, #734462.

 

Tax Key No. Part
52-725-000-122.00

 

 

LEGAL
DESCRIPTION

 

Parcel I

 

Lots One (1), Volume 51
Certified Survey Maps, page 93, Map No. 7471, said map being part of Lot 1, Volume
22 Certified Survey Maps, page 334, being part of Lots Ten (10), Eleven (11)
and Twelve (12), Plat of East Town Shopping Center, in the City of Green Bay,
East side of Fox River, Brown County, Wisconsin.

 

Parcel II

 

Ingress and Egress easement
created by instrument, dated July 31, 1981 and recorded August 11, 1981, in
Jacket 4947, Image 21, as Document No. 964941; instrument dated December 3,
1981 and recorded December 3, 1981, in Jacket 5129, Image 34, as Document No.
970136; instrument dated November 5, 1981 and recorded December 3, 1981, in
Jacket 5133, Image 2, as Document No. 970137; instrument dated August 25, 1988
and recorded August 31, 1988 in Jacket 23562, Image 1, as Document No. 1163750;
instrument dated June 10, 1988, as Document No. 1624163; instrument dated March
10, 2000, as Document No. 1748352; and instrument dated March 1, 2003 and
recorded April 8, 2003, as Document No. 1999247.

 

Parcel III

 

Together with non-exclusive
easements set forth in Declaration of Cross-Easements and Covenants and
Restrictions Affecting Land by ShopKo SPE Real Estate, LLC, a Delaware limited
liability company, recorded as Document No. 2245756.

 

Tax I.D.:  21-126-11

 

 

LEGAL DESCRIPTION

 

Parcel I: 

(A) Lot Two (2), Volume 15
Certified Survey Maps, Page 21, Map No. 2915; said map being part of Lots One
(1) through Twelve (12), inclusive, and the vacated alley of Block Twenty (20);
and Lots One (1) through Three (3), inclusive, and Lots Ten (10) through Twelve
(12), inclusive, and part of Lots Four (4) and Nine (9) and part of vacated
alley in Block Twenty-four (24); and Lots Four (4) through Eight (8),
inclusive, and part of Lot Nine (9) and part of the vacated alley of Block
Twenty-three (23); and part of vacated Williams and Wisconsin Streets; all
according to the recorded Original Plat of the Village (now City) of De Pere,
in the City of De Pere, East side of Fox River, Brown County, Wisconsin.

 

(B) Rights created under a
Cross-Easement Agreement by and between ShopKo Stores, Inc. and the
Redevelopment Authority of the City of De Pere, Wisconsin, dated July 8, 1985
and recorded July 9, 1985 in Jacket 9153 Records Image 31, as Document No.
1053439, and as amended by Amendment No. 1 to Cross-Easement Agreement dated
February 1, 1989 and recorded February 20, 1989 in Jacket 14056 Records Image
10, as Document No. 1176186.

 

(C) Easement as described in
Item #1 of Grant of Easements dated July 8, 1985 and recorded on July 9, 1985
in Jacket 9154 Records Image 29, as Document No. 1053440.

 

Parcel II:

(A) Lot Three (3), Volume 15
Certified Survey Maps, Page 21, Map No. 2915; said map being part of Lots One
(1) through Six (6), and Eight (8), through Twelve (12), Block Twenty (20),
according to the recorded Original Plat of De Pere, in the City of De Pere,
East side of Fox River, Brown County, Wisconsin.

 

(B) Rights created under a
Cross-Easement Agreement by and between ShopKo Stores, Inc. and the
Redevelopment Authority of the City of De Pere, Wisconsin, dated July 8, 1985
and recorded July 9, 1985 in Jacket 9153 Records Image 31, as Document No.
1053439, and as amended by Amendment No. 1 to Cross-Easement Agreement dated
February 1, 1989 and recorded February 20, 1989 in Jacket 14056 Records Image
10, as Document No. 1176186.

 

TAX I.D.:  ED-875; ED-861

 

 

LEGAL DESCRIPTION

 

Part of the West half of the
Southeast quarter (W 1/2-SE 1/4) of Section 16, Township 15 North, Range 7
West, City of La Crosse, La Crosse County, Wisconsin, described as follows:
Commencing at the Northwest corner of Joseph Boschert’s Suburban Addition to
the Town of Shelby, a La Crosse County survey marker; thence North 89° 54’ 40”
East 774.44 feet along the North line of Shelby Road to a 2-inch iron pipe in
the concrete on the East line of Bank Drive and the point of beginning of this
description; thence North 00° 05’ 20” West 52.19 feet along said East line to a
2-inch iron pipe in the concrete; thence North 21° 02’ 40” West 302.42 feet
along said East line to a 2- inch iron pipe in the concrete; thence continue
along said East line 52.40 feet along the arc of a curve, concave to the
Southwest, whose radius is 1393.31 feet and whose chord bears North 22° 07’ 18”
West 52.40 feet to a 1-1/4 inch iron pipe; thence North 51° 55’ 27” East 250.0
feet to a 1-1/4 inch iron pipe; thence North 38° 16’ 25” West 113.42 feet to a
1-1/4 inch iron pipe; thence North 51° 43’ 35” East 315.71 feet to a 1-1/4 inch
iron pipe on the Westerly line of USH #14- 61; thence South 38° 16’ 25” East
471.97 feet along said Westerly line to a 1-1/4 inch iron pipe in the centerline
of vacated Markle Road; thence South 01° 35’ 23” West 331.49 feet along said
centerline to a 1-1/4 inch iron pipe on the North line of Shelby Road; thence
South 47° 23’ 40” West 137.26 feet along said North line to 2-inch iron pipe in
concrete; thence continue along said North line 74.21 feet along the arc of a
curve, concave to the Northwest, whose radius is 100.0 feet and whose chord
bears South 68° 39’ 10” West 72.51 feet to a 2- inch iron pipe in the concrete;
thence South 89° 54’ 40” West 360.57 feet along said North line to the point of
beginning.

 

EXCEPT the following
described parcel: Part of Certified Survey Map #100, Doc. #1385583, filed in
Volume 11 of La Crosse County Certified Survey Maps, Page 100, City of La
Crosse, La Crosse County, Wisconsin, described as follows: Commencing at the
North quarter corner of Section 16; thence South 01° 23’ 58” West 2624.79 feet
to the center quarter corner of said Section 16; thence South 29° 47’ 07” East
2539.75 feet to the Southwesterly right of way line of Mormon Coulee Road;
thence South 01° 33’ 58” West 81.38 feet to the point of beginning of this
EXCEPTION; thence South 01° 33’ 58” West 250.23 feet to the Northerly right of
way line of Shelby Road; thence along said right of way line South 47° 19’ 52”
West 46.19 feet; thence North 38° 16’ 16” West 193,43 feet; thence North 51°
06’ 10” East 206.36 feet to the point of beginning of this EXCEPTION.

 

Together with the non-exclusive easements created in cross-easement,
first refusal and party wall agreement, recorded in volume 602, page 489,
3877847; as amended by documents recorded in volume 621, page 421, #891186;
volume 663, page 611, #918980; document no. 1383573 and document no. 1384271.

 

TAX I.D.:  17-50323-500

 

 

LEGAL DESCRIPTION

 

Parcel 4 of certified Survey
Map No. 1335 recorded in the Office of the Register of Deeds for Marathon
County, Wisconsin in Volume 6 of certified Survey Maps, Page 16; being a part
of the Southeast 1/4 of the Northeast 1/4 of Section 24, Township 28 North,
Range 7 East, and being a part of Lots 6, 7 and 8, Block 1 and Lots 4 and 5,
Block 2, Berlik’s Park View Lots, and also being a part of vacated first and
Mary Streets, all in the village of Rothschild, Marathon County, Wisconsin;
Excepting those parts thereof described in deeds recorded in the register of
deeds office for Marathon County, Wisconsin, in Volume 277 of Micro- Records on
Page 1107 and in Volume 432 of Micro-Records on Page 1138.

 

Together with the rights
granted under cross easement agreements recorded in the office of the register
of deeds for Marathon County, Wisconsin, in Volume 252 of Micro-Records on Page
730, as Document No. 715080, re-recorded in Volume 261 of Micro-Records on Page
363, as Document No. 722415; and in Volume 254 of Micro-Records on Page 706 as Document
No. 716759, re-recorded in Volume 261 Micro-Records on Page 384, as Document
No. 722416.

 

TAX I.D.:  54-0050-001-008-00-00

 

 

LEGAL DESCRIPTION

 

That part of that Northeast
1/4 of Section 5, in Township 25 North, Range 3 East, in the City of Marshfield,
Wood County, Wisconsin, described as follows:

 

Beginning at the northwest
corner of the intersection of Kalsched Street and Central Avenue; Thence
northerly along the West Line of Central Avenue a distance of 661 feet to the
southwest corner of the intersection of Upham Street and Central Avenue; Thence
westerly along the South line of Upham Street 1014.7 feet to a point in the
East line of Chestnut Avenue, if extended; Thence southerly along the East line
of said Chestnut Avenue, if extended, 595.85 feet to the North line of Kalsched
Street; Thence easterly along the North line of Kalsched Street 727.3 feet to
the point of beginning except the following:

 

A. That parcel described as
follows:

 

Commencing at the northwest
corner of the intersection of Central Avenue and Kalsched Street; Thence
northeasterly along the westerly line of Central Avenue 320 feet to a point;
Thence westerly parallel to the North line of Kalsched Street 400 feet to a
point; Thence southwesterly and parallel to the westerly line of Central Avenue
to a point which is 150 feet North at right angles from North line of Kalsched
Street; Thence westerly parallel to the northerly line of Kalsched Street 106
feet to a point; Thence southerly at right angles to the northerly line of Kalsched
Street 150 feet to the Northerly line of Kalsched Street; Thence easterly along
the northerly line of Kalsched Street 437 1/2 feet to the point of beginning
(“retained portion);

 

B. And that part described
as follows:

 

Beginning at the southwest
corner of the intersection of Central Avenue and Upham Street; Thence westerly
along the South line of Upham Street 300 feet to a point; Thence southwesterly
parallel to the westerly line of Central Avenue 125 feet to a point; Thence
easterly parallel to the South line of Upham Street 300 feet to a point in the
westerly line of Central Avenue; Thence northeasterly along the westerly line
of Central Avenue 125 feet to the point of beginning.

 

C. That part of the
Northeast 1/4 of Section 5, in Township 25 North, Range 3 East, in Marshfield,
Wood County, Wisconsin, described as follows:

 

Commencing at the northwest
corner of the intersection of Kalsched Street and Central Avenue; Thence
northerly along the West line of Central Avenue a distance of 320 feet to the point
of beginning; Thence West and parallel with Upham Street a distance of 57 feet;
Thence North to a point coinciding with the southerly line of excepted Parcel B
in a Warranty Deed dated January 19, 1968, by and between Edward G. Koller and
Margaret M. Koller, his wife and Marshfield Developers, a co-partnership; said
point being 147 feet West of the West line of Central Avenue; Thence East 147
feet along said southerly line above described to the West line of Central
Avenue; Thence South along the West line of Central Avenue to the point of
beginning.

 

 

D. That part of the
Northeast 1/4 of Section 5, in Township 25 North, Range 3 East, in the City of
Marshfield, Wood County, Wisconsin, described as follows:

 

Commencing at the northwest
corner of the intersection of Central Avenue and Kalsched Street; Thence
westerly along the northerly line of Kalsched Street 437 1/2 feet to the point
of beginning; Thence continuing westerly along the North line of Kalsched
Street a distance of 100 feet; Thence North at right angles a distance of 74.58
feet; Thence East at right angles and parallel to the northerly line of
Kalsched Street a distance of 14.8 feet; Thence South at right angles a
distance of 12.7 feet; Thence easterly at right angles and parallel to the northerly
line of Kalsched Street a distance of 19.3 feet; Thence northerly and at right
angles a distance of 12.7 feet; Thence East at right angles and parallel to the
northerly line of Kalsched Street a distance of 65.9 feet; Thence South at
right angles a distance of 74.58 feet to the point of beginning.

 

That part of the northeast
1/4 of Section 5, in Township 25 North, Range 3 East, in the City of
Marshfield, Wood County, Wisconsin, described as follows:

 

Commencing at the northwest
corner of the intersection of Central Avenue and Kalsched Street; Thence
westerly along the northerly line of Kalsched Street 437 1/2 feet; Thence North
and at right angles a distance of 74.5 feet to the point of beginning; Thence
continuing North a distance of 76.42 feet; Thence East at right angles and
parallel to the North line of Kalsched Street a distance of 67.08 feet; Thence
South at right angles a distance of 76.42 feet; Thence West and parallel to the
North line of Kalsched Street a distance of 67.08 feet to the point of
beginning.

 

Also insuring access for
ingress and egress from the insured premises to Central Avenue over the present
driveway of the “retained parcel” referred to in Volume 391 Deeds on Page 173,
Wood County records as shown on Foth & Vandyke & Associates Survey Map
No. 2896 dated August 11, 1983, as Exception A.

 

TOGETHER WITH AN EASEMENT TO MAINTAIN, REPAIR,
RESTORE AND REPLACE BUILDING ENCROACHMENTS AND AN EASEMENT FOR A PYLON SIGN AS
SET FORTH IN AGREEMENT RE ENCROACHMENTS, PARTY WALL, SIGN AND COMMON AREA
MAINTENANCE, RECORDED IN VOLUME 547, PAGE 731 AS AMENDED BY AMENDMENT TO
ENCROACHMENT, PARTY WALL, SIGN EASEMENT AND COMMON AREA MAINTENANCE AGREEMENT
RECORDED AS DOCUMENT NO. 2003R124230.

 

TAX I.D.:  33-03215

 

 

LEGAL DESCRIPTION

 

PARCEL 1:

Land situated and being in
the City of Marquette, County of Marquette, and State of Michigan, described as
follows:

 

Part of the East 3/8 of the
Northwest Quarter of the Northwest Quarter (NW 1/4 of NW 1/4), part of the
Northeast Quarter of the Northwest Quarter (NE 1/4 of NW 1/4), and part of
Block 3 of the West End Addition, all in Section 22, Township 48 North, Range
25 West, more fully described as:

 

Commencing at the Northwest
corner of said Section 22; thence South 89°35’08” East, 817.25 feet along the
North line of said Section 22; thence South 00°15’25” East, 561.32 feet along
the West line of said East 3/8 of the Northwest Quarter of the Northwest
Quarter (NW 1/4 of NW 1/4) to the Point of Beginning; thence South 72°16’00”
East, 397.61 feet along the South right-of-way line of West Ridge Street
(formerly Westwood Road); thence South 78°02’44” East, 183.80 feet along the
said South right-of-way line of West Ridge Street; thence South 00°51’00” East,
39.73 feet; thence South 57°00’00” East 58.89 feet (incorrectly described as
55.71 feet in Liber 332, page 502 of Deeds); thence South 46°00’00” East, 26.19
feet; thence South 00°51’00” East, 46.55 feet; thence South 46°00’00” East,
187.52 feet along the old Southerly right-of-way line of Westwood Road; thence
South 34°00’00” East along the said old Southerly right-of-way line of Westwood
Road to the South line of Bluff Street extended; thence West along the said
South line of Bluff Street Extended to the East line of the West 1/8 of the
said Northeast Quarter of the Northwest Quarter (NE 1/4 of NW 1/4); thence
North along said East line to the West 1/8 of the Northeast Quarter of the
Northwest Quarter (NE 1/4 of NW 1/4) to a point which is 315 feet North of the
North right-of-way line of Washington Street (said right-of-way being 100 feet
North of the Centerline of said street); thence West, 315 feet North of and
parallel to the said North right-of-way line of Washington Street to the East
line of the said Northwest Quarter of the Northwest Quarter (NW 1/4 of NW 1/4);
thence South 340 feet along the said East line of the Northwest Quarter of the
Northwest Quarter (NW 1/4 of NW 1/4) to the said North right-of-way line of
Washington Street (said right-of-way line being 75 feet North of the Centerline
of said Street); thence Westerly along the said North right-of-way line of
Washington Street to a point which is 188.36 feet East along said right-of-way
line from the said West line of the East 3/8 of the Northwest Quarter of the
Northwest Quarter (NW 1/4 of NW 1/4) of Section 22; thence North 00°10’53”
East, 96.61; thence North 89°47’07” West, 80.58 feet; thence North 00°15’25”
West, 54.70 feet; thence North 87°18’21” West, 108.50 feet to a point on the
said West line of the East 3/8 of the Northwest Quarter of the Northwest
Quarter (NW 1/4 of NW 1/4) of Section 22, which is North 00°15’25” West 150.00
feet from the said North right-of-way line of Washington Street; thence North
00°15’25” West 557.43 feet along the said West line of the East 3/8 of said
Northwest Quarter of the Northwest Quarter (NW 1/4 of NW 1/4) of Section 22 to
the Point of Beginning; and

 

PARCEL 2:

That part of the West 5/8ths
of the Northwest Quarter of the Northwest Quarter (NW 1/4 of NW 1/4) of Section
22, Township 48 North, Range 25 West, City of Marquette, County of Marquette,
and State of Michigan, described as follows:

 

Commencing at the Northwest
corner of said Section 22; thence South 89°35’30” East (Bearing Base
Gourdie-Fraser and Assoc. Shopko Survey 1974) 817.39 feet along the North line
of Section 22 to the East line of the West 5/8ths of the Northwest Quarter of
the Northwest Quarter (NW 1/4 of NW 1/4); thence South 0°15’25” East, 534.35
feet along the East line of the West 5/8ths to the South 

 

 

line of Westwood Road, and
continuing South 0°15’25” East, 307.50 feet along the East 5/8ths line to a 1/2
inch rod set in cement, this being the Point of Beginning of this description;
thence North 84°40’25” West, 276.90 feet to a concrete monument on the East
line of the Elks parcel (Liber 311 of Deeds, page 457); thence North 0°29’25”
West, 314.90 feet to a 1 1/4 inch iron pipe on old fence line on the South side
of Westwood Road (former DH&O RR); thence Easterly on a curve to the right
along said Right-of-Way to the East line of the West 5/8ths of the Northwest
Quarter of Northwest Quarter (NW 1/4 of NW 1/4); thence South 0°15’25” East,
307.50 feet, more or less, to the Point of Beginning; EXCEPTING therefrom the
Right-of-Way for Westwood Road;

 

and FURTHER EXCEPTING
therefrom that part of the West 5/8 of the Northwest Quarter of the Northwest
Quarter (NW 1/4 of NW 1/4) of Section 22, Township 48 North, Range 25 West, in
the City of Marquette, Marquette County, and State of Michigan, described as
follows: Commencing at the Northwest corner of said Section 22; thence South
89°35’08” East, 817.25 feet (recorded in Liber 350 of Deeds, page 495, and
Liber 329 of Deeds, page 579, as South 89°35’30” East, 817.39 feet) along the
North line of said Section 22 to the East line of the West 5/8 of the said Northwest
Quarter of the Northwest Quarter (NW 1/4 of NW 1/4) of Section 22; thence South
00°15’25” East, 816.85 feet along the said East line of the West 5/8 of the
Northwest Quarter of the Northwest Quarter (NW 1/4 of NW 1/4) of Section 22, to
the Point of Beginning; thence continuing South 00°15’25” East, 25.00 feet
along the said East line of the West 5/8 of the Northwest Quarter of the
Northwest Quarter (NW 1/4 of NW 1/4) of Section 22; thence North 84°40’25”
West, 276.10 feet along the North line of a parcel described in Liber 329 of
Deeds, page 579; thence North 0°29’25” West, 25.00 feet along the East line of
the Elks Parcel described in Liber 311 of Deeds, page 457; thence South
84°40’25” East, 276.20 feet to the Point of Beginning; and

 

PARCELS 3 AND 4: Those
certain parcels of land being part of the West End Addition, and part of the
Northeast Quarter of the Northwest Quarter (NE 1/4 of NW 1/4) of Section 22,
Township 48 North, Range 25 West, described as:

 

Commencing at the Northwest
corner of Block 3, West End Addition; thence S00°51’27”E, 320.02’ along the
West line of Block 3 to the Point of Beginning; thence S89°16’27”E, 111.83’ to
the Westerly right-of-way line of McClellan Avenue; thence S00°51’37”E, 50.00’;
thence N89°16’27”W, 111.72’ to the West line of Block 3; thence N89°32’25”W,
50.78’; thence N33°47’12”W, 36,04’; thence N45°54’30”W, 29.76’; thence
S89°32’25”E, 90.97’ to the Point of Beginning; and

 

Commencing at the Northwest
corner of the Northeast Quarter of the Northwest Quarter (NE 1/4 of NW 1/4) of
Section 22; thence S00°10’20”E, 932.95’ along the West line of the Northeast
Quarter of the Northwest Quarter (NE 1/4 of NW 1/4) to the Point of Beginning;
thence continuing S00°10’20”E, 315.00’ along the West line of the Northeast
Quarter of the Northwest Quarter (NE 1/4 of NW 1/4) to the North right-of-way
line of Washington Street; thence S89°29’20”E, 164.52’ along the North
right-of-way line of Washington Street; thence N00°13’33”W, 315.02’; thence
N89°29’20”W, 164.22’ to the Point of Beginning.

 

Together with non-exclusive
easement rights created by Cross-Easement Agreement as disclosed by instrument
recorded in Liber 119 of Miscellaneous Records, page 191, as assigned in Liber
137 of Miscellaneous Records, page 691.

 

Tax I.D.:  52-52-005-137-40, as to Parcels 1, 3 and 4

Tax I.D.:  52-52-005-136-30, as to Parcel 2

 

 

LEGAL DESCRIPTION

 

The land referred to is
situated in the County of Dickinson, City of Kingsford, State of Michigan,
is described as follows:

 

PARCEL C

That part of the South 1/2
of the Northeast 1/4 of Section 1, Township 39 North, Range 31 West, City of
Kingsford, Dickinson County, Michigan, described as follows:

 

Commencing at the North 1/4
corner of said Section 1; thence South 00 degrees 32 minutes 37 seconds East,
along the North -South quarter line, a distance of 1,575.75 feet; thence North
89 degrees 52 minutes 05 seconds East, a distance of 1,170.99 feet to the Point
of Beginning; thence continue North 89 degrees 52 minutes 05 seconds East along
said line, a distance of 329.27 feet; thence South 00 degrees 07 minutes 56
seconds East, a distance of 220.52 feet; thence North 89 degrees 52 minutes 05
seconds East, a distance of 250.59 feet to the West right of way line of
Carpenter Avenue; thence South 05 degrees 12 minutes 54 seconds West along said
West line, a distance of 74.75 feet; thence South 89 degrees 15 minutes 42
seconds West, a distance of 218.53 feet; thence South 00 degrees 44 minutes 18
seconds East, a distance of 291.84 feet to the North line of East Boulevard;
thence South 89 degrees 15 minutes 43 seconds West, along said North line, a
distance of 541.24 feet; thence North 00 degrees 42 minutes 53 seconds West, a
distance of 452.25 feet; thence North 89 degrees 48 minutes 35 seconds East, a
distance of 189.75 feet; thence North 00 degrees 41 minutes 50 seconds West, a
distance of 142.39 feet to the Point of Beginning.

 

EASEMENT PARCELS

Together with an access
easement over, under and across and part of the South 1/2 of the Northeast 1/4
of Section 1, Township 39 North, Range 31 West, City of Kingsford, Dickinson
County, Michigan, described as follows:

 

Commencing at the North 1/4
corner of said Section 1; thence South 00 degrees 32 minutes 37 seconds East,
along the North-South quarter line, a distance of 1,575.75 feet to its
intersection with the Westerly extension of the North line of Parcel C; thence
North 89 degrees 52 minutes 05 seconds East, along said Westerly extension and
North line, a distance of 1,294.90 feet to the Point of Beginning of said easement;
thence continue North 89 degrees 52 minutes 05 seconds East, along said North
line, a distance of 205.36 feet to the Northwest corner of Parcel A; thence
South 00 degrees 07 minutes 56 seconds East along the West line of said Parcel
A, a distance of 220.52 feet to the Southwest corner of said Parcel A; thence
North 89 degrees 52 minutes 05 seconds East, along the South line of said
Parcel A, a distance of 250.59 feet to the Southeast corner of said Parcel A;
thence South 05 degrees 12 minutes 55 seconds West, along the West right of way
line of Carpenter Avenue, a distance of 74.75 feet to the Northeast corner of
Parcel B; thence South 89 degrees 15 minutes 43 seconds West, along the North
line of said Parcel B a distance of 218.53 feet to the Northwest corner of said
Parcel B; thence South 00 degrees 44 minutes 18 seconds East, along the West
line of said Parcel B, a distance of 291.84 feet to the North right of way line
of East Boulevard; thence South 89 degrees 15 minutes 43 seconds West, along
said North line, a distance of 228.07 feet; thence North 00 degrees 39 minutes
53 seconds West, a distance of 591.51 feet to the Point of Beginning.

 

Together with non-exclusive
easement rights created by Declaration of Cross-Easements, and Covenants and
Restrictions Affecting the Land executed by Shopko Properties, Inc., and Iron
Mountain/Kingsford Community Federal Credit Union recorded in Liber 356 of
Records, pages 833 through 866.

 

Tax ID No.: Part of Tax Item
No. 22-052-001-038-00 and 22-052-001-039-00

 

 

LEGAL DESCRIPTION

 

Lot 1 of WOOD COUNTY
CERTIFIED SURVEY MAP 8277, recorded in Volume 28, of C.S.M.’s on page 177,
being part of re-subdivided Lot 6 of WOOD COUNTY CERTIFIED SURVEY MAP 2003,
recorded in Volume 7 of C.S.M.’s on page 203, which is part of Lots 9, 10, 15
and 16 of the East Side Annex Assessor’s Plat No. 28, recorded in Volume 11 of
Plats, page 104, as document no 519898, located in the Northwest 1/4 of the
Northeast 1/4 of Section 20, Town 22 North, Range 6 East, City of Wisconsin
Rapids, Wood County, Wisconsin.

 

TOGETHER WITH THOSE
NON-EXCLUSIVE EASEMENTS CREATED BY THAT CERTAIN CROSS-EASEMENT AND SITE
RESTRICTION AGREEMENT RECORDED IN VOLUME 488, PAGE 699, AS DOCUMENT NO. 583414;
AS AMENDED IN: VOLUME 554, PAGE 889, AS DOCUMENT NO. 686929; VOLUME 556, PAGE
93, AS DOCUMENT NO. 687121; VOLUME 760, PAGE 224, AS DOCUMENT NO. 781388 AND
VOLUME 943, PAGE 824, AS DOCUMENT NO. 848911.

 

Tax Item No. 34-11796,
covers more land

 

 

LEGAL DESCRIPTION

 

PARCEL I

All that part of the
Southeast 1/4 of Section Fifteen (15), Township 21 North, Range 17, East in the
City of Appleton, Outagamie County, Wisconsin, described as follows:

 

Commencing at the Southeast
corner of said Section Fifteen (15); thence North 0° 34’ East 312.88 feet;
thence South 45° 40’ West 388.19 feet; thence North 89° 14’ West 1,041.1 feet
to the point of beginning; thence North 0° 34’ East 623.4 feet; thence North
89° 14’ West 464.4 feet; thence South 0° 34’ West 623.4 feet; thence South 89°
14’ East 464.4 feet to the point of beginning.

 

PARCEL II

All that part of the
Southeast 1/4 of Section 15, Township 21 North, Range 17 East, in the City of
Appleton, Outagamie County, Wisconsin, described as follows:

 

Commencing at the Southeast
corner of said Section Fifteen (15); thence North 0° 34’ East 312.88 feet;
thence South 45° 40’ West 388.19 feet; thence North 89° 14’ West 805.5 feet to
the point of beginning; thence North 0° 34’ East 286 ft.; thence North 89° 14’
West 235.6 ft.; thence South 0° 34’ West 286 ft.; thence South 89° 14’ East
235.6 ft. to the point of beginning.

 

TOGETHER WITH THE
NON-EXCLUSIVE EASEMENTS CREATED BY THAT CERTAIN CROSS EASEMENT AGREEMENT
RECORDED IN JACKET 4197, IMAGE 6-42, AS DOCUMENT NO. 833941; AS AMENDED IN
JACKET 4477, IMAGE 1-5, AS DOCUMENT NO. 841113 AND IN JACKET 5066, IMAGE 1-25,
AS DOCUMENT NO. 855482.

 

TOGETHER WITH THE
NON-EXCLUSIVE EASEMENTS CREATED BY MUTUAL EASEMENT AGREEMENT RECORDED ON
JANUARY 22, 1986 IN JACKET 6010, IMAGE 18-33 AS DOCUMENT NO. 877936.

 

TAX I.D.:  315-949406

 

 

LEGAL DESCRIPTION

 

The land referred to is
situated in the County of Delta, City of Escanaba, State of Michigan, is
described as follows:

 

Part of the South half of
the Northeast quarter of Section 25, Township 39 North, Range 23 West, in the
City of Escanaba, Delta County, Michigan, described as follows:

 

From the East quarter corner
of Section 25, Township 39 North, Range 23 West, measure North 00 degrees 39
minutes East along the East line of said Section a distance of 211.81 feet;
thence measure North 89 degrees 14 minutes 40 seconds West a distance of 50.0
feet to a point on the North right-of-way line of 1st Avenue North and the West
right-of-way line of State Highway M-35; thence measure North 89 degrees 58
minutes West along said North right-of-way line a distance of 881.10 feet to
the point of beginning of the land herein described; thence continue North 89
degrees 58 minutes West along said North right-of-way line a distance of 446.38
feet; thence North 00 degrees 02 minutes East a distance of 686.48 feet to the
South right-of-way line of 3rd Avenue North (formerly known as the C.NW.
Railroad right-of-way); thence North 84 degrees 50 minutes East along said
right-of-way line a distance of 449.36 feet; thence South 00 degrees 05 minutes
39 seconds West a distance of 366.06 feet; thence South 00 degrees 07 minutes
47 seconds West a distance of 69.0 feet; thence North 89 degrees 52 minutes 13
seconds West a distance of 23.38 feet; thence South 00 degrees 07 minutes 47
seconds West a distance of 192.0 feet; thence South 89 degrees 52 minutes 13
seconds East a distance of 23.38 feet; thence South 00 degrees 07 minutes 47
seconds West a distance of 100.0 feet to the point of beginning.

 

Together with non-exclusive
easement rights created by Reciprocal Easement Agreement as disclosed by
instrument recorded in Liber 10 Miscellaneous, page 135.

 

Together with non-exclusive
easement rights created by Cross Easement Agreement and Addendum as disclosed
by instrument recorded in Liber 353 Records, page 932; and Liber 353 Records,
page 972; First Amendment to Cross Easement Agreement recorded in Liber 383
Records, page 210; Assignment of Cross Easement Agreement recorded in Liber 397
Records, page 403.

 

Tax Parcel Number
21-051-420-2825-200-022

Tax Parcel Number
21-051-430-0000-356-000

 

 

LEGAL DESCRIPTION

 

Lot 3 Block 1 of SHOPKO,
Stearns County, Minnesota, recorded as document number 1167162

 

Together with non-exclusive
easement rights created by Cross-Easement Agreement by and between Shopko
Stores, Inc., a Minnesota corporation, and Marcellus P. Knoblach, Trustee of
the Marcellus P. Knoblach Revocable Trust, as contained in Document No. 682514,
dated August 21, 1990, recorded August 30, 1990, First Amendment to
Cross-Easement as contained in Document No. 715269, dated March 26, 1992, recorded
April 07, 1992, Second Amendment to Cross-Easement as contained in Document No.
724995, dated July 09, 1992, recorded August 17, 1992, and Third Amendment to
Cross-Easement, as contained in Document No. 765936, dated December 21, 1993,
recorded January 12, 1994.

 

Together with non-exclusive
easement rights created by Cross-Access Agreement by CSM Investors, Inc., a
Minnesota corporation, and Shopko Stores, Inc., a Minnesota corporation, as
contained in Document No. 755486, dated September 03, 1993, recorded September
14, 1993.

 

Tax I.D.: R82.47407.000;
R82.47407.041; R47407.077

 

 

LEGAL DESCRIPTION

 

Parcel 2 of Certified Survey
Map No. 3198 recorded on March 23, 1988, in Volume 19 on Page 1, as Document
No. 525074, being a redivision of Parcels 1, 2 and Certified Survey Map No.
3034 and lands all being a part of the Northeast 1/4 and Southeast 1/4 of the
Southeast 1/4 of Section 23, Township 1 North, Range 19 East, City of West
Bend, Washington County, Wisconsin.

 

TOGETHER WITH THOSE NON-EXCLUSIVE EASEMENTS CREATED
BY THAT CERTAIN CROSS-EASEMENT AGREEMENT, RECORDED IN VOLUME 938, PAGE 529,
DOCUMENT NO. 509905, AS AMENDED IN VOLUME 953, PAGE 47, DOCUMENT NO. 515392.

 

TAX I.D. 291-1119-234-0014

 

 

LEGAL DESCRIPTION

 

Parcel 2 as designated on
certified survey map no. 1389, recorded in the office of the register of deeds
in and for Jefferson County, Wisconsin, on January 21, 1980 in Volume 4 of
certified surveys on pages 402, 403 and 404, as document no. 767214, being a
re-division of part of part of Crangle’s Addition to the City of Watertown,
being a part of the Southwest 1/4 of Section 4, in Township 8 North, Range 15
East, in the City of Watertown, Jefferson County, Wisconsin.

 

TOGETHER WITH THOSE NON-EXCLUSIVE EASEMENTS CREATED
BY THAT CERTAIN CROSS-EASEMENT AGREEMENT, RECORDED IN VOLUME 635, PAGE 122,
DOCUMENT NO. 791893, AS AMENDED IN VOLUME 851, PAGE 412, DOCUMENT NO. 909983.

 

TAX I.D.
(282-9108-1504-31-052)

 

 

LEGAL DESCRIPTION

 

Parcel 1:

 

Lot 1, Block 1, G&K
Enterprises, according to the recorded plat thereof, Blue Earth County,
Minnesota.

 

Parcel 2:

 

Non-exclusive easements and
rights as contained in the Cross-Easement and Use Restriction Agreement dated
July 01, 1985, recorded July 03, 1985 as Document No. 354784 by and between
Shopko Stores, Inc., a Minnesota corporation, and Randall Stores, Inc., a South
Dakota corporation; as amended by the Assignment of Cross-Easement and Use
Restriction Agreement filed March 18, 1993, as Document No. 333CR638; as
amended by the Amendment to Cross-Easement and Use Restriction Agreement, dated
July 20, 1995, filed December 10, 1999, as Document No. 391CR506; as further
amended by the Second Amendment to Cross-Easement and Use Restriction
Agreement, filed December 10,1999, as Document No. 391CR507.

 

Parcel 3:

 

Non-exclusive easements and
rights as contained in the Mutual Access Agreement dated December 07, 1999,
filed December 10, 1999, as Document No. 391CR500 by and between Duehring
Properties, LLC, a Minnesota limited liability company and Shopko Properties,
Inc., a Minnesota corporation.

 

Parcel 4:

 

Non-exclusive easements and
rights as contained in the Easement Agreement dated December 07, 1999, filed
December 10, 1999, as Document No. 391CR505 by and between Duehring Properties,
LLC, a Minnesota limited liability company and Shopko Properties, Inc., a
Minnesota corporation.

 

Parcel 5:

 

Non-exclusive easements and
rights as contained in the Building Restriction Easement dated June 12, 1990,
filed June 26, 1990, as Document No. 313CR916 by and between Shopko Stores,
Inc., a Minnesota corporation and Randall Stores, Inc., a South Dakota
corporation.

 

Parcel 6:

 

Non-exclusive easements and
rights contained in Cross-Easement Agreement dated March 24, 1995, filed April
27, 1995, as Document No. 351CR257 by and between River Place Partners, a
Minnesota general partnership and Shopko Properties, Inc., a Minnesota
corporation.

 

Tax Parcel #
(R01-09-09-477-007)

 

 

LEGAL DESCRIPTION

 

Parcel A: Lot G-3-A, a
Portion of the South 500’ of Lot G-3, except Lot G-3D and G-3E, a Subdivision
of Lot G-3A, all in the NW1/4 of Section 15, T103N, R60W of the 5th P.M., City
of Mitchell, Davison County, South Dakota, according to the recorded plat
thereof filed for record in Book 14 of Plats, Page 87;

 

Parcel B: Non-Exclusive
Easement for the benefit of Parcel A as created by the Cross-Easement Agreement
(Mitchell, South Dakota) dated September 17, 1992, filed September 18, 1992, in
Book 53 of Misc. Records, Page 669, to provide reciprocal easements for
pedestrian and vehicular ingress, egress, parking, passage and traffic and for
utilities in, over, upon, across and through the land described as follows: The
North 338.66’ of Lot G-2, according to the plat filed in Plat Book 9, Page 6;
and Lot G-3-B, a portion of the South 500 feet of Lot G-3, according to the
plat filed in Plat Book 14, Page 87, all in the Northwest Quarter (NW1/4) of
Section 15, T103N, R60W, of the 5th P.M., City of Mitchell, Davison County,
South Dakota;

 

Both filed in the office of
the Register of Deeds, Davison County, South Dakota.

 

TAX I.D.: 15780-01500-75011

 

 

LEGAL DESCRIPTION

 

Parcel A:

 

Lot 1, Block 1, except the
North 200 feet of the West 200 feet, Hutchinson Downtown Redevelopment Plat,
McLeod County, Minnesota.

 

Parcel B:

 

Non-exclusive easement for
ingress, egress, access and vehicular traffic as contained in Document Nos.
282811 and 282812.

 

TAX I.D.:  R23-057-0010

 

 

LEGAL DESCRIPTION

 

The land referred to is
situated in the County of Eau Claire, State of Wisconsin, is described as
follows:

 

Lot 2 of EAU CLAIRE COUNTY
SURVEY MAP recorded in Volume 12, of C.S.M’s on page 329, located in the
Northeast 1⁄4 of the Southeast 1⁄4 and the Northwest 1⁄4 of the Southeast 1⁄4 of
Section 30, Town 27 North, Range 9 West, City of Eau Claire, Eau Claire County,
Wisconsin.

 

TOGETHER WITH THOSE
NON-EXCLUSIVE EASEMENTS CREATED BY THAT CERTAIN CROSS-EASEMENT AGREEMENT
RECORDED IN VOLUME 478 OF RECORDS, PAGE 615, DOCUMENT NO. 456665, AS AMENDED IN
VOLUME 519, PAGE 367 AND VOLUME 750, PAGE 512, DOCUMENT NO. 601769.

 

TAX I.D.:  15-1054

 

 

LEGAL DESCRIPTION

 

The land referred to is
situated in the State of Minnesota, County of Lyon and described
as follows:

 

Lot Two (2), SHOPKO ADDITION
to the City of Marshall, Lyon County, Minnesota, according to the recorded plat
thereof, EXCEPT the following described parcels:

 

Parcel 2:

 

All that part of Lot 2 of
Shopko Addition in the City of Marshall, as filed and recorded in the office of
the County Recorder in and for Lyon County, Minnesota, being more particularly
described as follows:

 

Commencing at the northeast
corner of said Lot 2; thence North 88 degrees 56 minutes 59 seconds West,
bearing based on said Shopko Addition, along the northerly line of said Lot 2 a
distance of 56.38 feet to the point of beginning; thence continuing North 89
degrees 56 minutes 59 seconds West, along said northerly line, a distance of
164.12 feet; thence southwesterly, along said northerly line, along a
tangential curve concave to the southeast, having a central angle of 34 degrees
36 minutes 44 seconds, a radius of 247.00 feet, and an arc length of 149.21
feet; thence South 53 degrees 10 minutes 22 seconds East, not tangent to said
curve, a distance of 221.42 feet; thence North 36 degrees 49 minutes 38 seconds
East a distance of 213.44 feet to the point of beginning.

 

Parcel 3:

 

All that part of Lot 2 of
Shopko Addition in the City of Marshall, as filed and recorded in the office of
the County Recorder in and for Lyon County, Minnesota, being more particularly
described as follows:

 

Commencing at the northeast
corner of said Lot 2; thence North 88 degrees 56 minutes 59 seconds West,
bearing based on said Shopko Addition, along the northerly line of said Lot 2,
a distance of 220.50 feet; thence southwesterly, along said northerly line,
along a tangential curve concave to the southeast, having a central angle of 46
degrees 34 minutes 06 seconds, a radius of 247.00 feet, and an arc length of
200.75 feet to the point of beginning; thence continuing southwesterly along
said northerly line, along said curve, having a central angle of 22 degrees 45
minutes 05 seconds and an arc length of 98.08 feet, thence South 00 degrees 41
minutes 46 seconds West, not tangent to said curve, along the west line of said
Lot 2, a distance of 31.84 feet; thence South 53 degrees 10 minutes 22 seconds
East a distance of 208.45 feet; thence North 36 degrees 49 minutes 38 seconds
East a distance of 122.95 feet; thence North 53 degrees 10 minutes 22 seconds
West a distance of 233.55 feet to the point of beginning.

 

Together with non-exclusive
easement rights created by Declaration of Cross-Easements and Covenants and
Restrictions Affecting Land dated October 25, 2005 as Document No. 162623.

 

Together with non-exclusive
easement rights created by Declaration of Cross-Easements and Covenants and
Restrictions Affecting Land, dated January 27, 2006, and recorded February 6,
2006 as Document No. 164277.

 

Tax Parcel No. 27.798001.0

 

 

LEGAL DESCRIPTION

 

Lot 3 of Certified Survey
Map Recorded as Document No. 1718381, being a division of Lot 2 of certified
Survey Map No. 95938 recorded on June 10, 1982 in Volume 11 on page 37, of
Certified Survey Maps of Rock County, being a part of Lots 4, 5 and 6 of
SUNSHINE VILLAGE as situated in part of the Northwest 1/45 of the Southwest 1/4
of Section 18, in Township 1 North, Range 13 East of the Fourth Principal
Meridian, in the City of Beloit, Rock County, Wisconsin.

 

TOGETHER WITH THOSE NON-EXCLUSIVE EASEMENTS CREATED
BY THAT CERTAIN CROSS-EASEMENT AGREEMENT, RECORDED IN VOLUME 694, PAGE 328,
DOCUMENT NO. 884807; AS AMENDED IN VOLUME 50, PAGE 670, DOCUMENT NO. 926036.

 

Tax Item No. 206-21861800

 

 

LEGAL DESCRIPTION

 

That part of the Southeast
1/4 of Section 13, Township 3 North, Range 22 East, in the City of Racine,
Racine County, Wisconsin, bounded as follows:

 

Commence at the East 1/4
corner of said Section 13; run thence North 89 degrees 10 minutes 36 seconds
West 70.09 feet on the East-West 1/4 line of said section; thence South 02
degrees 07 minutes 30 seconds East 437.62 feet, parallel with the East line of
said section, to the point of beginning of this description; continue thence
South 02 degrees 07 minutes 30 seconds East 807.66 feet to the North line of
Wright Avenue; thence North 89 degrees 15 minutes 33 seconds West 451.84 feet
on the North line of Wright Avenue; thence North 02 degrees 06 minutes 07
seconds West 265.00 feet; parallel with the East line of Perry Avenue; thence
South 87 degrees 53 minutes 53 seconds West 58.00 feet; thence North 02 degrees
06 minutes 07 seconds West 33.00 feet; thence North 13 degrees 08 minutes 24
seconds East 414.58 feet; thence North 87 degrees 53 minutes 53 seconds East
82.43 feet; thence North 02 degrees 07 minutes 30 seconds West 471.10 feet;
thence North 89 degrees 59 minutes 19 seconds East 107.64 feet; thence South 02
degrees 07 minutes 30 seconds East 380.00 feet; thence North 87 degrees 52
minutes 30 seconds East 210.00 feet to the point of beginning.

 

TOGETHER WITH THOSE
NON-EXCLUSIVE EASEMENTS CREATED BY THAT CERTAIN MEMORANDUM OF AGREEMENT AND
CROSS-EASEMENT AGREEMENT, RECORDED IN VOLUME 1500, PAGE 105, DOCUMENT NO.
1049671, AS AMENDED IN VOLUME 1529, PAGE 456, DOCUMENT NO. 1060937; VOLUME
1615, PAGE 353, AS DOCUMENT NO. 1091078.

 

Tax Parcel Number:
276-00-00-22-879-001

 

 

LEGAL DESCRIPTION

 

Lot One (1), Certified Survey
Map No. 791, a part of Lots Seven (7) and Eight (8) of HEWITT’S SUBDIVISION in
Government Lots Four (4) through Seven (7), Section 26, Township 21 North,
Range 18 East, Village of Kimberly, Outagamie County, Wisconsin; EXCEPT land
conveyed for highway in Document No. 1306628, Outagamie County Registry.

 

TOGETHER WITH THOSE
NON-EXCLUSIVE EASEMENTS CREATED IN CROSS-EASEMENT AGREEMENT RECORDED IN JACKET
3238, IMAGE 1-40 AS DOCUMENT NO. 809349; AS AMENDED IN JACKET 9628, IMAGE 42-48
AS DOCUMENT NO. 964456.

 

AND

 

TOGETHER WITH THOSE
NON-EXCLUSIVE EASEMENTS CREATED IN CROSS-EASEMENT AGREEMENT RECORDED IN JACKET
9628, IMAGE 11-41 AS DOCUMENT NO. 964455.

 

Tax Parcel Number: 25-0-0892-02

 

 

LEGAL DESCRIPTION

 

PARCEL A: 

Lot One (1), Certified
Survey Map No. 3422, recorded in the Office of the Register of Deeds for Dane
County, Wisconsin, on February 15, 1980, in Volume 13 of Certified Survey Maps,
on Pages 250-253, as Document No. 1657742, located in the City of Madison, Dane
County, Wisconsin, EXCEPT that part conveyed in deed Recorded April 29, 1982,
in Volume 3544 of Records, Page 40, as Document No. 1738368.

 

PARCEL B: 

Together with non-exclusive
Parking, Ingress-Egress, Utility, Roadway, Support and Sign Easements as set
forth in Document recorded April 25, 1969, in Volume 100 of Records, Page 396,
as Document No. 1239177, Unrecorded Supplement thereto dated January 24, 1969,
Second Supplement thereto dated March 7, 1971, and Recorded April 26, 1971, in
Volume 243 of Records, Page 140, as Document No. 1288279, First Amendment
thereto dated June 2, 1971, and Recorded on September 16, 1971 in Volume 283 of
Records, Page 238, as Document No. 1303874, Third Supplement thereto dated
November 8, 1972, and Recorded on March 28, 1973, in Volume 425 of Records,
Page 512, as Document No. 1359322, Fourth Supplement thereto dated January 31,
1980, and Recorded on February 15, 1980, in Volume 1667 of Records, Page 35, as
Document No. 1657737,Fifth Supplement thereto dated May 12, 1982, and Recorded
on September 21, 1982, in Volume 3863 of Records, Page 25, as Document No.
1752610, Sixth Supplement thereto dated April 29, 1983, and Recorded on June
24, 1983 in Volume 4628 of Records, Page 33, as Document No. 1786646, Seventh
Supplement thereto dated January 27, 1989, and Recorded on January 27, 1989, in
Volume 12447 of Records, Page 4, as Document No. 2124846.

 

Also together with
non-exclusive Parking, Ingress-Egress, Utility, Roadway, Support and Sign
Easements as set forth in Document recorded February 15, 1980, in Volume 1668
of Records, on Page 10, as Document No. 1657745; Amended and restated agreement
dated April 23, 1982 Recorded:  May 25,
1982, in Volume 3600 of Records, on Page 1, as Document No. 1740913; First
amendment dated June 10, 1994 Recorded:  June 20, 1994, in Volume 27741 of
Records, on Page 53, as Document No. 2610739.

 

Tax Roll Parcel No.
251/0708-261-0092-0

Address Per Tax Roll: 7401
Mineral Point Road

 

 

LEGAL DESCRIPTION

 

Lot 2 of Certified Survey
Map recorded on September 11, 2003, in Volume 26, on Pages 241 to 243, as
Document No. 1632214, being a division of Lot 1 of Certified Survey Map
recorded in Volume 14 on Pages 384 through 387 being a part of the Southwest
1/4 of the Southwest 1/4 and part of the Northwest 1/4 of the Southwest 1/4 of
Section 17, in Township 3 North, Range 13 East of the Fourth Principal Meridian
in the City of Janesville, Rock County, Wisconsin.

 

TOGETHER WITH THOSE
NON-EXCLUSIVE EASEMENTS CREATED IN CROSS-EASEMENT AGREEMENT RECORDED IN CARD
NO. 369, IMAGE 75, AS DOCUMENT NO. 1080189; AS AMENDED IN DOCUMENT NO. 1705075.

 

Tax Parcel Number:
241-02174-0151

 

 

LEGAL DESCRIPTION

 

Parcel I:

 

Lot 1 in ShopKo Kenosha
Subdivision, being a part of the Southwest 1/4 of the Northwest 1/4 of Section
35, Township 2 North, Range 22 East, City of Kenosha, Kenosha County,
Wisconsin, according to the plat thereof as recorded January 6, 2006 as
Document No. 1465228, Kenosha County Records.

 

Said Lot 1 contains
379,110.77 square feet (8.70 acres).

 

Parcel II:

 

Easement rights as created,
limited and defined in Cross Easement Agreement recorded February 21, 1990, in
Volume 1384 Records, pages 41-72, Document No. 837296; as amended by Document
No. 1441102.

 

Together with that
non-exclusive easement as created in that certain Declaration of Easement, recorded
in volume 1395, page 52, as document no. 842706.

 

Tax Parcel No.
08-222-35-251-004

 

 

LEGAL DESCRIPTION

 

PARCEL I: Lot Five (5),
South Towne Assessor’s Plat, in the City of Monona, Dane County, Wisconsin.

 

PARCEL II: Together with
non-exclusive parking, ingress-egress, utility, roadway, support and sign
easements as set forth in instrument recorded on August 10, 1982, in Volume
3763 of Records, Page 54, as Document No. 1748335.

 

TOGETHER WITH NON-EXCLUSIVE
EASEMENTS AS CREATED IN THAT CERTAIN CROSS EASEMENT AGREEMENT RECORDED IN
VOLUME 3740, PAGE 53, AS DOCUMENT NO. 1747290; AS AMENDED IN VOLUME 4811, PAGE
53, AS DOCUMENT NO. 1795167.

 

TOGETHER WITH AN EASEMENT
FOR FIRE EXITS GRANTED IN THAT CERTAIN EASEMENT, RECORDED IN VOLUME 3189, PAGE
35, AS DOCUMENT NO. 1723411.

 

Tax Roll Parcel No.
258/0710-301-2175-7

 

 

LEGAL DESCRIPTION

 

PARCEL I:

 

Lots Two (2) and Three (3) of
Certified Survey Map No. 745, recorded April 22, 1980, in Volume One (1) of
Certified Survey Maps on page 745 as Document No. 548436, being part of the
Southeast 1/4 of the Southeast 1/4 of Section 2, Town 20 North, Range 17 East,
City of Menasha, Winnebago County, Wisconsin; Except land conveyed for highway
purposes in Document No. 576571 and Document No. 601728, Winnebago County Registry;
Also except land conveyed by Document No. 662690 and Document No. 905465,
Winnebago County Registry; Also except land described as Certified Survey Map
No. 1484 and Certified Survey Map No. 1509 and Certified Survey Map No. 4450,
Winnebago County Registry.

 

Tax Key Number: 4-0779-07

 

PARCEL II:

 

Lot (2), Certified Survey Map
No. 2355 filed in the Office of the Register of Deeds for Winnebago County,
Wisconsin on June 12, 1991, in Volume 1, on Page 2355, as Document No. 768745,
being part of Lot One (1) of Certified Survey Map No. 1509, being part of the
Southeast 1⁄4 of the Southeast 1⁄4 of Section Two (2), Township Twenty (20) North,
Range Seventeen (17) East, City of Menasha, Winnebago County, Wisconsin.

 

TOGETHER WITH THOSE
NON-EXCLUSIVE EASEMENTS CREATED BY THAT CERTAIN CROSS-EASEMENT AGREEMENT,
RECORDED AS DOCUMENT NO. 662688; AS AMENDED IN DOCUMENT 668081; DOCUMENT
703884; DOCUMENT NO. 771197; DOCUMENT NO. 771198 AND DOCUMENT NO. 771199.

 

Tax Key Number: 4-0779-11

 

 

LEGAL DESCRIPTION

 

PARCEL I: Lot Two (2),
Certified Survey Map No. 11066, recorded in the Office of the Register of Deeds
for Dane County, Wisconsin in Volume 66 of Certified Survey Maps, Pages
245-249, as Document No. 3912528, located in the City of Madison, Dane County,
Wisconsin.

 

Tax Parcel No.
251/0810-314-2203-3

 

PARCEL II: Lot One (1),
Certified Survey Map No. 3903, recorded in the Office of the Register of Deeds
for Dane County, Wisconsin in Volume 16 of Certified Survey Maps, Pages
126-127, as Document No. 1735558, located in the City of Madison, Dane County,
Wisconsin, EXCEPT that part contained in Certified Survey Map No. 8047 recorded
in Volume 43 of Certified Survey Maps, page 40 as Document No. 2725888.

 

TOGETHER WITH NON-EXCLUSIVE EASEMENTS AS CREATED IN
THAT CERTAIN DECLARATION OF CROSS-EASEMENTS AND COVENANTS AND RESTRICTIONS
AFFECTING LAND RECORDED AS DOCUMENT NO. 2726748; AS AMENDED IN VOLUME 3155756.

 

Tax Parcel No.
251/0810-314-2101-9

 

 

LEGAL DESCRIPTION

 

Parcel 1:

 

Lots 2, 3, 4, and 5, Block
2, The 12 Seas Subdivision, according to the plat thereof on file and of record
in the office of the county recorder, Olmsted County, Minnesota; AND

 

Lot 1, Block 1, The Twelve
Seas Second Subdivision, according to the plat thereof on file and of record in
the office of the county recorder, Olmsted County, Minnesota.

 

Parcel 2:

 

Non-exclusive easement for
ingress and egress as contained in Declaration of Cross-Easements and Covenants
and Restrictions Affecting Land, dated July 16, 2001, filed August 07, 2001, as
Document No. 882540.

 

TAX I.D.:  R64.14.44.022847

TAX I.D.:  R64.14.44.022848

TAX I.D.:  R64.14.44.022849

TAX I.D.:  R64.14.44.022850

TAX
I.D.:  R64.14.44.022851

 

 

LEGAL DESCRIPTION

 

Parcel A:

 

Lot One (1), Block One (1),
Chateau Third Replat, City of Rochester, Minnesota, according to the plat
thereof on file and of record in the office of the Registrar of Titles, Olmsted
County.

 

(Torrens property,
Certificate of Title No. 29953)

 

Parcel B:

 

Non-exclusive easement for
ingress, egress, access and vehicular traffic as contained in Document Nos.
91373 and 103947.

 

Parcel C:

 

Non-exclusive easements
created by Declaration of Cross-Easements and Covenants and Restrictions dated
May 04, 2001 and filed August 31, 2001 as Document No. 91373 and First
Amendment to Declaration of Covenants and Restrictions dated October 15, 2003
and filed December 19, 2003 as Document No. 103947.

 

TAX I.D.:  74-24-24-075073

 

 

LEGAL DESCRIPTION

 

The land referred to is
situated in the County of Chippewa, Village of Lake Hallie, State of Wisconsin,
is described as follows:

 

PARCEL A

Lot 2 Chippewa County
Certified Survey Map No. 562, as recorded in Volume 2 of Certified Survey Maps
on pages 28 and 29, as Document No. 432122, in the Village of Lake Hallie,
Chippewa County, Wisconsin.

 

PARCEL B

Lot 2 of Certified Survey
Map No. 2959 recorded on August 1, 2005, in Volume 13, pages 260, 261 and 262,
as Document No. 708094, being a redivision of Lot 3 of Certified Survey Map No.
562, recorded in Volume 2, pages 28 and 29 in the Southwest 1/4 of the
Northwest 1/4 of Section 25, Town 28 North, Range 9 West, Village of Lake
Hallie, Chippewa County, Wisconsin.

 

TOGETHER WITH NON-EXCLUSIVE
EASEMENTS AS CREATED IN THAT CERTAIN CROSS-EASEMENT AGREEMENT RECORDED IN
VOLUME 542, PAGE 187, AS DOCUMENT NO. 432923.

 

Tax Parcel Numbers:
22809-2523-70562002 & 22809-2523-70562003

 

 

LEGAL DESCRIPTION

 

Lot 13 and 17, Grand Island
Mall Eighth Subdivision in the City of Grand Island, Hall County, Nebraska.

 

Together with non-exclusive
easement rights created by of Cross-Easement Agreement by and between Shopko
Stores, Inc., a Minnesota corporation and Grand Island Mall Ltd., a Nebraska
limited partnership, filed September 11, 1987 as Inst. No. 87-105438 and
Assigned to Shopko Properties, Inc. a Minnesota corporation by Assignment of
Cross Easement filed March 29, 1993 as Inst. No. 93-102295, in the office of
the Register of Deeds, Hall County, Nebraska.

 

Together with non-exclusive
easement rights created by Easement Agreement, filed May 24, 1978 as Inst. No.
78-003140, in the office of the Register of Deeds, Hall County, Nebraska.

 

Together with non-exclusive
easement rights created by Cross-Easement Agreement, filed September 27, 1984
as Inst. No. 84-005071, in the office of the Register of Deeds, Hall County,
Nebraska.

 

Together with non-exclusive
easement rights created by Cross-Easement Agreement, filed October 1, 1984 as
Inst. No. 84-005181, in the office of the Register of Deeds, Hall County,
Nebraska.

 

TAX I.D.: 400292890

TAX I.D.: 400293420

 

 

LEGAL DESCRIPTION

 

A portion of Lots 3, 4, 5
and 6, and all of Lot 7, Block 5 Bishop Heights, plus a part of vacated
Pioneers Boulevard, and Lot 68, Irregular Tracts located in Section 7, Township
9 North, Range 7 East of the 6th P.M., more particularly described as follows:

 

Beginning at the
intersection of the Northwest right of way line of Chicago Rock Island and
Pacific Railroad, and Southeast corner of said Lot 7; thence Southwesterly
along the Northwest Railroad right of way line on a assumed bearing of
S37°05’53”W, 41.14 feet to the center line of said vacated Pioneers Boulevard;
thence N89°34’13”W along said center line, 30.0 feet; thence S36°40’47”W, 40.92
feet to a point on the South line of said vacated Pioneers Boulevard; thence
N89°34’13”W along said South line, 280.90 feet; thence N89°12’05”W, 65.39 feet;
thence N04°24’18”E, 66.13 feet; thence Northerly along said New Easterly right
of way line of South 27th Street on following bearing and distances:

N09°11’35”E, 113.51 feet

N27°20’34”E, 19.73 feet

N41°58’46”E, 83.53 feet

S89°57’23”W, 49.90 feet

N20°24’05”E, 163.36 feet

N03°03’00”E, 143.61 feet

N01°49’20”E, 33.67 feet
(chord distance to the point of tangency of a curve on the Easterly right of
way line of present 27th Street; thence continuing Northerly on said Easterly
right of way line N00°00’00”E, 30.81 feet to the Southwest lot corner of Lot 2,
Block 5, said Bishop Heights; thence Easterly along South line Lot 2, extended
Easterly, N90°00’00”E, 250.00 feet; thence S73°53’13”E, 183.2 feet to a point
on the most Northerly corner Shopko Store Building; thence S53°49’13”E, 217.32
feet along Northeasterly wall line of Shopko Building extended Southeasterly to
a point on a curve; thence 233.86 feet along the arc of a curve to the right
having a radius of 6435.43 feet and a chord which bears S36°03’25”W, 233.85
feet to a point of tangency said curve (said point of tangency being on the
Northwesterly right of way line Chicago, Rock Island and Pacific Railroad);
thence S37°05’53”W along said Northwesterly railroad line 235.67 feet to point
of beginning EXCEPT the following described tract of land:

 

A part of Lot 7, Block 5,
Bishop Heights, more particularly described as follows:

Commencing at the Northwest
corner of Section 7, Township 9 North, Range 7 East of the 6th P.M., Lincoln,
Lancaster County, Nebraska, said point being on the centerline said vacated
Pioneer Boulevard; thence Northerly along Westerly line of Section 6, 33.0 feet
to a point on the South line of said Lot 7; thence Easterly along South line of
said Lot 7 on an assumed bearing of S89°34’13”E, 85.70 feet; thence Northerly
on left deflection angle of 90°, 12.0 feet to point of beginning; thence
continuing Northerly N00°25’47”E, 100.0 feet; thence N89°34’13”W, 110.0 feet;
thence S00°25’47”W, 100.0 feet; thence S89°34’13”E, 110.0 feet to point of
beginning.

 

Together with non-exclusive
easement rights created by Cross-Easement and Use Restriction Agreement, by and
between Shopko Stores, Inc., a Minnesota corporation, and Bishop Heights Partners,
a Nebraska general partnership, filed October 1, 1985 as Inst. No. 85-26236, in
the office of the Register of Deeds of Lancaster County, Nebraska. Assigned to
Shopko Properties, Inc., a Minnesota corporation, by Assignment of Cross
Easement and Use Restriction Agreement, filed March 22, 1993 as Inst. No.
93-9982, in the office of the Register of Deeds of Lancaster County, Nebraska.

 

Tax I.D.:  16-06-314-006-000

 

 

LEGAL DESCRIPTION

 

Parcel A:

 

Lot 12, Block 1, Oak Park
Mall Subdivision, Mower County, Minnesota.

 

Parcel B:

 

Non-exclusive easements
contained in Article 18 of the Operating Agreement between General Growth
Properties and Shopko Stores, Inc., dated September 22, 1982, recorded October
20, 1982 in the office of the Mower County Recorder in Book 55 of
Miscellaneous, at page 176, as amended by the First Amendment of Operating
Agreement dated March 8, 1984, recorded August 2, 1984 in Book 58 of
Miscellaneous, at page 298.

 

Parcel C:

 

Non-exclusive easements
contained Declaration of Rights and Easements dated June 1, 1976, recorded
September 28, 1976 in Book 336 of Deeds at page 470, as amended by the First
Amendment dated September 21, 1982, recorded October 20, 1982 in Book 380 of
Deeds at page 332.

 

TAX I.D.:  R34.521.0120

 

 

LEGAL DESCRIPTION

 

Parcel I:

 

That part of the Northwest
1/4 of Section 27, Township 18 North, of Range 16 East, in the City of

 

Oshkosh, Winnebago County,
Wisconsin, which is bounded and described as follows:

 

Commencing at the West 1/4
corner of Section 27; thence South 89 degrees 00 minutes 49 seconds East along
the South line of said Northwest 1/4, 971.39 feet to a point; thence North 00
degrees 41 minutes 58 seconds East, 926.66 feet to the true point of beginning
of the land to be described; thence continuing North 00 degrees 41 minutes 58
seconds East, 400.00 feet to the North line of the Southwest 1/4 of the
Northwest 1/4 of Section 27; thence North 88 degrees 51 minutes 16 seconds West
along the North line of the Southwest 1/4 of the Northwest 1/4, 716.41 feet to
a point on the East right of way line of U.S. Highway No. 41; thence South 01
degrees 45 minutes 30 seconds West along said right of way line, 338.95 feet to
a point; thence South 03 degrees 53 minutes 39 seconds West along said right of
way line, 61.13 feet to a point; thence South 88 degrees 51 minutes 16 seconds
East, 726.07 feet to the point of beginning.

 

AND

 

That part of the Southwest 1⁄4
of the Northwest 1⁄4 of Section 27, Township 18 North, Range 16 East, City of
Oshkosh, Winnebago County, Wisconsin, described as follows:

 

Commencing at the West 1⁄4
corner of said Section 27; thence S 89° 00’ 49” E, 237.00 feet along the South
line of the Northwest 1⁄4 of said Section 27; thence N00°41’00”E, 763.63 feet to
the point of beginning; thence N00°41’00”E, 12.07 feet; thence N03°54’05”E,
153.16 feet; thence S88°51’31”E, 726.06 feet; thence S00°41’58”W, 165.11 feet;
thence N88°51’16”W, 734.61 feet to the point of beginning.

 

Less and excepting lands
contained in Certified Survey Map No. 2672.

 

Also, less and excepting
lands contained in Certified Survey Map No. 5203.

 

Parcel II:

 

Rights and Easements created
in Reciprocal Easement Agreement by and between Shopko Stores, Inc. and TBLD
Corp., a California Corporation dated November 4, 1992 and recorded November
19, 1992, as Document No. 817282.

 

TOGETHER WITH THOSE
NON-EXCLUSIVE EASEMENTS CREATED BY DECLARATION OF CROSS-EASEMENTS AND COVENANTS
AND RESTRICTIONS AFFECTING LAND, RECORDED AS DOCUMENT NO. 1234519.

 

TOGETHER WITH NON-EXCLUSIVE
EASEMENTS CREATED BY THAT CERTAIN RECIPROCAL EASEMENT AGREEMENT, RECORDED AS
DOCUMENT NO. 817282.

 

Tax Parcel Number:
13-0850-0100

 

 

LEGAL DESCRIPTION

 

Lot 1, American Plaza Replat
II, an Addition to the City of Bellevue, Sarpy County, Nebraska.

 

Together with non-exclusive
easement rights created by Cross-Easement and Use Restriction Agreement, by and
between Shopko Stores, Inc., a Minnesota corporation and Cullum Development
Co., a Texas corporation, filed February 14, 1985 in Book 58 at Page 279,
Miscellaneous Records, and Amendment filed November 5, 1985 in Book 58 at Page
2418, Assigned to Shopko Properties, Inc., filed March 19, 1993 as Instrument
No. 93-05270, Amendment No. 1 filed November 6, 1996 as Instrument No.
96-22747, Records, Sarpy County, Nebraska.

 

Tax I.D.:  11301449

 

 

LEGAL DESCRIPTION

 

Lot 1 of Replat 1 of
subdivision known as Fort Division Replat of Lots 1, 2 and 3, being the Replat
of Lot 1, Fort Division, an Addition to the City of Omaha, Douglas County,
Nebraska; Excepting therefrom Lots 2 and 3 as described on Instrument No.
2005-155-172.

 

Together with non-exclusive
easement rights created by Cross-Easement Agreement by and between ShopKo
Stores, Inc., a Minnesota corporation, and Lerner Fort Partnership, a Nebraska
general partnership, filed September 16, 1988 in Book 862 at Page 266,
Miscellaneous Records and First Amendment to Cross-Easement Agreement filed
September February 24, 1998 in Book 1239 at Page 203, Miscellaneous Records,
Douglas County, Nebraska.

 

Tax I.D.:  3470-5000-11

 

 

LEGAL DESCRIPTION

 

Lot 1 of Replat 2 of Lot
1-R, Block 1, of Replat of Shopko Acres in the City of Norfolk, Madison County,
Nebraska.

 

Together with non-exclusive
easement rights created by Cross-Easement and Use Restriction Agreement by and
between Shopko Stores, Inc., a Minnesota corporation and Super Valu Stores,
Inc., a Delaware corporation, filed May 8, 1986 in M86-5 at Pages 235-258,
Amendment filed September 21, 1988 in M88-9 at Pages 704-710A, Assumption filed
September 21, 1988 in M88-9 at Pages 719-720, Second Amendment filed August 25,
1989 in M89-8 at Pages 682-687, Third Amendment filed March 17, 2004 in M2004-3
at Pages 1226-1237 inclusive, Office of Madison County Register of Deeds.

 

TAX I.D.:  5902800.23

 

 

LEGAL DESCRIPTION

 

Shopko Outlot of the Plat
entitled “Second Replat of Lot 1 (EXCEPT the North 140 feet of the West 150
feet) and Lot 2 of Howard’s Outlot B in the Northeast Quarter of Section 14,
Township 123 North, Range 64 West of the 5th P.M.”, according to the plat
thereof of record, Brown County, South Dakota.

 

Together with non-exclusive
easement rights created by Reciprocal Easement and Operating Agreement and
“First Offer” Agreement, recorded April 20, 1984, in Book 93MR, Page 415 and
Assignment of Reciprocal Easement and Operating Agreement and “First Offer”
Agreement dated March 1, 1993, recorded April 6, 1993, in Book 112MR, Page 607.

 

TAX I.D.:  32-681-000-0050-50; 32-681-000-0050-00

 

 

LEGAL DESCRIPTION

 

Lot 2, Certified Survey Map
No. 6469 recorded in Volume 44 of Certified Survey Maps, on pages 65, 65A and
65B, Document No. 776307, located in the Northwest 1/4 of the Southeast 1/4 of
Section 9, Township 15 North, Range 17 East, City of Fond Du Lac, Fond Du Lac
County, Wisconsin.

 

TOGETHER WITH THE
NON-EXCLUSIVE EASEMENTS CREATED BY THAT CERTAIN DECLARATION OF CROSS-EASEMENTS
RECORDED IN INSTRUMENT NO. 779025.

 

TOGETHER WITH EXCLUSIVE
EASEMENT FOR ELECTRIC FACILITIES CREATED BY THAT CERTAIN ELECTRICAL EASEMENT
AGREEMENT RECORDED AS DOCUMENT 779027.

 

Tax Parcel Number:
15-17-09-42-322-00

 

 

LEGAL DESCRIPTION

 

Part of the Northeast 1/4 of
the Southwest 1/4 of Section 9, in Township 5 North, Range 14 East, in the City
of Fort Atkinson, Jefferson County, Wisconsin, described as follows:

 

Beginning at the Southwest
corner of Lot 2 of Certified Survey Map No. 260 as Document No. 708671,
recorded in Volume 1 on Page 323, Jefferson County Register of Deeds; thence
South 83 degrees 53 minutes 12 seconds West 244.32 feet, thence North 74
degrees 24 minutes 14 seconds West 649.40 feet, thence North 15 degrees 38
minutes 40 seconds East 400.25 feet, thence South 72 degrees 24 minutes 14
seconds East 363.23 feet, thence South 87 degrees 57 minutes 50 seconds East
406.92 feet, thence South 00 degrees 32 minutes 59 seconds East 421.92 feet to
the Point of Beginning.

 

Excepting therefrom that
part conveyed in Limited Warranty Deed recorded August 30, 2004, as Document
No. 1159474.

 

Tax Parcel Numbers:
226-0514-0931-001 & 226-0514-0931-002

 

 

LEGAL DESCRIPTION

 

LOT 1 IN THE RE-SUBDIVISION
OF SHOPKO SOUTH BEING PART OF LOT 1 AND ALL OF LOT 2 IN BLOCK 1 OF SHOPKO
SOUTH, MASON CITY, CERRO GORDO COUNTY, IOWA ACCORDING TO THE PLAT THEREOF
RECORDED NOVEMBER 16, 2005 AS DOCUMENT R2005-10429 AT THE CERRO GORDO COUNTY
RECORDER’S OFFICE.

 

TOGETHER WITH AN EASEMENT
FOR THE CONSTRUCTION, OPERATION AND MAINTENANCE OF A PYLON SIGN AS CREATED BY
SIGN EASEMENT AGREEMENT RECORDED OCTOBER31, 2001 AS DOCUMENT NUMBER 0110465.

 

TOGETHER WITH NON-EXCLUSIVE
EASEMENTS AS CREATED BY DECLARATION OF CROSS EASEMENTS AND COVENANTS AND
RESTRICTIONS RECORDED OCTOBER 30, 2001 AS DOCUMENT NUMBER 0110466.

 

TAX PARCELS: 070940902100,
070940902200 AND 070940902400

 

 

LEGAL DESCRIPTION

 

Lot 1, Block 2, in South
Platte Business Park, a Subdivision of Lot 7 of Fritz’s Subdivision of part of
the SE 1/4 of Section 4, Township 13 North, Range 30 West of the 6th P.M., in
North Platte, Lincoln County, Nebraska.

 

Together with non-exclusive
easement rights created by Declaration of Cross-Easements and Covenants and
Restrictions Affecting Land, dated January 27, 2006, and recorded May 3, 2006
as Inst. No. 20062822.

 

Tax ID No. 40050.00

 

 

LEGAL DESCRIPTION

 

Lots 9 through 16 in Block
2; vacated 7th Street East lying between 9th Avenue South and 10th Avenue
South; Lots 1 through 16 in Block 3; all that part of the vacated alley lying
between Lots 1 through 8, on the one hand, and Lots 9 through 16, on the other
hand, in said Block 3; the West 21 feet of Lots 1 through 4; Lot 5 less the
North 30 feet less the West 21 feet in Block 4; all that part of the vacated 6th
Street East lying between 9th Avenue South and 10th Avenue South, less the West
56.5 feet lying adjacent to and along the East line of said Lots 1 through 4
and the North 30 feet of Lot 5, in Block 4, all in the Plat Entitled: “Davlin’s
Addition to Watertown”, Codington County, South Dakota, according to the
recorded plat thereof.

 

Together with non-exclusive
easement rights created by Declaration of Cross-Easements and Covenants and
Restrictions Affecting Land by and between Shopko Stores Inc. to Hardbodies
Inc., recorded December 7, 1995, in Book 4G of Miscellaneous Records, Page 380.

 

TAX I.D.: 6949

 

 

LEGAL DESCRIPTION

 

That part of Blocks 29, 30,
31 and 32 and vacated Union Street and College Avenue of Valentine Brown’s
Addition to the City of Stevens Point, located in the Northeast 1/4 of the
Northwest 1/4 of Section 32, Township 24 North, Range 8 East, City of Stevens
Point, Portage County, Wisconsin, described as follows:

 

Commencing at the Northeast
corner of Block 29 of said Valentine Brown’s Addition; thence South 00 degrees
57 minutes 46 seconds West a distance of 18.65 feet to the point of beginning;
thence North 90 degrees 00 minutes 00 seconds East a distance of 198.50 feet;
thence South 00 degrees 00 minutes 00 seconds East, a distance of 10.00 feet;
thence North 90 degrees 00 minutes 00 seconds East, a distance of 80.00 feet;
thence North 00 degrees 00 minutes 00 seconds East a distance of 139.00 feet;
thence North 90 degrees 00 minutes 00 seconds West, a distance of 30.00 feet;
thence North 00 degrees 00 minutes 00 seconds East, a distance of 37.00 feet;
thence North 90 degrees 00 minutes 00 seconds West, a distance of 50.00 feet;
thence North 00 degrees 00 minutes 00 seconds East, a distance of 95.00 feet;
thence North 90 degrees 00 minutes 00 seconds West, a distance of 341.00 feet;
thence South 00 degrees 00 minutes 00 seconds East, a distance of 261.00 feet;
thence North 90 degrees 00 minutes 00 seconds East, a distance of 142.50 feet
to the point of beginning and there terminating.

 

TOGETHER WITH THE
NON-EXCLUSIVE EASEMENT RIGHTS CREATED BY THAT CERTAIN RECIPROCAL EASEMENTS,
PARKING AND OPERATING AGREEMENT AND DECLARATION OF RESTRICTIONS, RECORDED IN
VOLUME 457, PAGE 817, AS DOCUMENT NO. 380726; AS AMENDED IN VOLUME 457, PAGE
901, AS DOCUMENT NO. 380735.

 

TAX I.D.:  2408-32-2029-50

 

 

LEGAL DESCRIPTION

 

Lot 2, Crescent Oaks Plaza
Replat, an Addition to the City of Omaha, Douglas County, Nebraska.

 

Together with non-exclusive
easement rights created by Corporation Quitclaim Deed, filed May 16, 1984 in
Book 1730 at Page 43, Deed Records, Douglas County, Nebraska.

 

Together with non-exclusive
easement rights created by Cross-Easement Agreement by and between Shopko
Stores, Inc., a Minnesota corporation, and K.V. Company, a Nebraska Partnership,
filed June 13, 1986 in Book 777 at Page 469, Miscellaneous Records, and First
Amendment to Cross-Easement Agreement, filed September 24, 1997 in Book 1223 at
Page 298, Miscellaneous Records, Douglas County, Nebraska.

 

TAX I.D.:  1070-1502-09

 

 

LEGAL DESCRIPTION

 

PARCEL 1:

That part of Lot 7 of the
Subdivision of Section 20, Township 107 North, Range 7 West of the Fifth
Principal Meridian, Winona County, Minnesota, being located in the Northeast
Quarter of the Southwest Quarter of said Section 20, described as follows:

 

Commencing at the southeast
corner of the Northeast Quarter of the Southwest Quarter of said Section 20;
thence westerly along the south line of the Northeast Quarter of the Southwest
Quarter of said Section 20, a distance of 379.80 feet to the northwesterly
right-of-way line of Trunk Highway No. 14; thence on an assumed bearing of
North 34 degrees 02 minutes East along said northwesterly right-of-way line,
596.15 feet to a one-half inch iron pipe monument in the centerline of
Cottonwood Drive; thence North 55 degrees 58 minutes West along the centerline
of said Cottonwood Drive and its northwesterly extension, 310.00 feet to a
one-half inch iron pipe monument; thence South 34 degrees 02 minutes West,
247.73 feet to a point on the northwesterly line of said Cottonwood Drive for
the point of beginning of the land to be described; thence North 55 degrees 58
minutes West, 99.00 feet; thence North 34 degrees 02 minutes East, 239.00 feet;
thence South 55 degrees 19 minutes East, 140.00 feet; thence South 34 degrees
02 minutes West, 25.33 feet to a point on the northerly line of said Cottonwood
Drive; thence easterly 158.83 feet along the northerly line of said Cottonwood
Drive and along a non-tangential curve concave to the South, having a radius of
180.00 feet, a central angle of 50 degrees 33 minutes 30 seconds, and the chord
of said curve bears South 81 degrees 14 minutes 45 seconds East; thence South
55 degrees 58 minutes East tangent to said curve and along the northerly line
of said Cottonwood Drive, 130.00 feet to the northwesterly right-of-way line of
said Trunk Highway No. 14; thence North 34 degrees 02 minutes East along said
northwesterly highway right-of-way line, 60.40 feet to the east line of said
Northeast Quarter of the Southwest Quarter, also being the east line of said
Lot 7; thence North 0 degrees 18 minutes 14 seconds East along the east line of
said Northeast Quarter of the Southwest Quarter, 124.03 feet to the
intersection with a line 125.00 feet southwesterly of, measured at right angles
to, and parallel with the tangent of a curve of the centerline of the
southbound lane of Trunk Highway No. 61, as monumented; thence North 59 degrees
19 minutes 09 seconds West along said last intersected line and along its
northwesterly extension being 125.00 feet southerly of, measured at right
angles to, and parallel with the centerline of the southbound lane of said
Trunk Highway No. 61, a distance of 1079.93 feet to the intersection with a
line bearing North 34 degrees 02 minutes East from the point of intersection of
the present southwesterly right-of-way line of Gilmore Valley Creek (said creek
right-of-way line being immediately southerly of said Trunk Highway No. 61), as
monumented with a line 990.00 feet westerly of, measured at right angles to,
and parallel with the east line of the Southwest Quarter of said Section 20;
thence South 34 degrees 02 minutes West, 105.04 feet along said last
intersected line to said last described point of intersection on said
right-of-way line of Gilmore Valley Creek; thence continuing South 34 degrees
02 minutes West, 195.00 feet to a one-half inch iron pipe monument; thence
South 3 degrees 40 minutes 13 seconds West, 257.00 feet to a one-half inch iron
pipe monument; thence South 37 degrees 10 minutes 59 seconds East, 327.17 feet
to a point on the northwesterly extension of the southwesterly line of the
property described in Record Deed Document No. 248834, distance 397.30 feet
northwesterly from the most southerly corner of the property described in said
Deed Document No. 248834; thence South 55 degrees 58 minutes East along said
last intersected line and the southwesterly line of the property described in
said Deed Document No. 248834, a distance of 197.30 feet to a point 200.00 feet
northwesterly of the most southerly corner of the property described in said
Deed Document No. 248834, said point also being the most southerly corner of
the property described in Record Deed Document No. 290510; thence North 34
degrees 02 minutes East 

 

 

along the southeasterly line
of the property described in said Deed Document No. 290510. a distance of
225.00 feet to the intersection with the northwesterly line of the property
described in said Deed Document No. 248834; thence South 55 degrees 58 minutes
East along said last intersected line, 200.00 feet to the northwesterly line of
said Cottonwood Drive; thence North 34 degrees 02 minutes East along the
Northwesterly line of said Cottonwood Drive, 24.00 feet to the point of
beginning.

 

ALSO, That part of Lot 7 of
the Subdivision of Section 20, Township 107 North, Range 7 West, Winona County,
Minnesota described as follows: Commencing at the southeast corner of the
Northeast Quarter of the Southwester Quarter of said Section 20; thence run
westerly on the south line of the Northeast Quarter of the Southwest Quarter of
said Section 20, a distance of 379.8 feet to the northwesterly right-of-way
line of Trunk Highway No. 14 as now located and monumented; thence on an
assumed bearing of North 34 degrees 02 minutes 00 seconds East along said
northwesterly right-of-way line, 596.15 feet to a one-half inch iron pipe
monument in the centerline of Cottonwood Drive; thence North 55 degrees 58
minutes 00 seconds West along the centerline of said Cottonwood Drive and its
northwesterly extension, 310.00 feet to a one-half inch iron pipe monument;
thence South 34 degrees 02 minutes 00 seconds West, 247.73 feet to a point on
the northwesterly line of said Cottonwood Drive for the point of beginning of
the land to be described; thence North 55 degrees 58 minutes 00 seconds West,
99 feet; thence North 34 degrees 02 minutes 00 seconds East, 239 feet; thence
South 55 degrees 19 minutes 00 seconds East, 140 feet; thence South 34 degrees
02 minutes 00 seconds West, 25.33 feet to a point on the northerly line of said
Cottonwood Drive; thence easterly 158.83 feet along the northerly line of said
Cottonwood Drive and along a non-tangential curve concave to the South, having
a radius of 180 feet, a central angle of 50 degrees 33 minutes 30 seconds, and
a chord bearing of South 81 degrees 14 minutes 45 seconds East; thence South 55
degrees 58 minutes 00 seconds East, 130 feet to a point on the northwesterly
right-of-way line of said Trunk Highway No. 14 said point hereinafter referred
to as “Point A”; thence North 34 degrees 02 minutes 00 seconds East along said
highway right-of-way line, 60.4 feet to the east line of said Northeast Quarter
of the Southwest Quarter; thence North 0 degrees 18 minutes 14 seconds East
along said east quarter-quarter line, 84.03 feet to a point hereinafter
referred to as “Point B”; thence North 36 degrees 02 minutes 43 seconds West,
87.33 feet; thence North 59 degrees 19 minutes 09 seconds West, 959.83 feet to
a point hereinafter referred to as “Point C”; thence South 34 degrees 02
minutes 00 seconds West, 109.25 feet to a point hereinafter referred to as
“Point D”; thence North 55 degrees 17 minutes 55 seconds West, 60.01 feet to
the west line of the East 990 feet of said Northeast Quarter of the Southwest
Quarter; thence South 0 degrees 18 minutes 14 seconds West, along the west line
of said East 990 feet, 78.73 feet; thence South 90 degrees 00 minutes 00
seconds West, 52.75 feet; thence South 34 degrees 02 minutes 00 seconds West,
69.99 feet to a point hereinafter referred to as “Point E”; thence South 0
degrees 00 minutes 00 seconds West, 180.16 feet to a point hereinafter referred
to as “Point F”; thence South 90 degrees 00 minutes 00 seconds West, 10 feet to
a point hereinafter referred to as “Point G”; thence southeasterly 177.68 feet
on a non-tangential curve concave to the northeast, having a radius of 270.44
feet, a delta angle of 37 degrees 38 minutes 37 seconds and a chord bearing of
South 18 degrees 49 minutes 19 seconds East; thence South 37 degrees 38 minutes
37 seconds East, 99.58 feet; thence South 24 degrees 58 minutes 00 seconds
East, 23.89 feet to a point hereinafter referred to as “Point H”; thence North
65 degrees 02 minutes 00 seconds East, 10 feet to a point hereinafter referred
to as “Point J”; thence South 24 degrees 58 minutes 00 seconds East, 120 feet
to a point on the northwesterly extension of the southwesterly line of the
property described in record Deed Document No. 248834, distant 382.3 feet
northwesterly of the most southerly corner of said property, said point
hereinafter referred to as “Point K”; thence South 55 degrees 58 minutes 00
seconds East along said northwesterly extension, 105 feet; thence South 55
degrees 58 minutes 00 seconds East along said southwesterly property line, 77.3
feet; thence North 34 degrees 02 minutes 00 seconds East, 225 feet to a point
on the northeasterly line of said property; thence South 55 degrees 58 minutes
00 seconds East, 200 feet to the most easterly 

 

 

corner of said property;
thence North 34 degrees 02 minutes 00 seconds East, 24 feet to the point of
beginning.

 

EXCEPTING THEREFROM, THE
PARCEL DESCRIBED AS FOLLOWS:  That part of Lot 7 of the Subdivision of
Section 20, Township 107 North, Range 7 West, Winona County, Minnesota,
described as follows: Commencing at the southeast corner of the Northeast
Quarter of the Southwest Quarter of said Section 20; thence westerly along the
south line of the Northeast Quarter of the Southwest Quarter of said Section
20, a distance of 379.80 feet to the northwesterly right-of-way line of Trunk
Highway No. 14; thence on an assumed bearing of North 34 degrees 02 minutes00
seconds East along said northwesterly right-of-way line of Trunk Highway No. 14
a distance of 683.95 feet to the east line of said Northeast Quarter of the Southwest
Quarter, (also being the east line of said Lot 7) and the point of beginning of
the land to be described; thence North 0 degrees 18 minutes 14 seconds East
along said east line of the Northeast Quarter of the Southwest Quarter a
distance of 84.03 feet; thence North 36 degrees 02 minutes 43 seconds West, a
distance of 87.33 feet; thence North 59 degrees 19 minutes 09 seconds West, a
distance of 166.00 feet; thence South 30 degrees 40 minutes 51 seconds West, a
distance of 53.17 feet; thence Southerly a distance of 60.21 feet along a
non-tangential curve concave to the West, having a radius of 165.00 feet, a
central angle of 20 degrees 54 minutes 33 seconds, and the chord of said curve
is 59.88 feet in length and bears South 15 degrees 23 minutes 56 seconds East;
thence South 4 degrees 56 minutes 40 seconds East, tangent to said curve, a
distance of 26.47 feet; thence southerly a distance of 76.25 feet along a
tangential curve concave to the East, having a radius of 125.0 feet and a
central angle of 34 degrees 56 minutes 56 seconds, to the intersection of the
northerly line of Cottonwood Drive as monumented; thence Southeasterly along
said northerly line of Cottonwood Drive a distance of 36.92 feet along a
non-tangential curve concave to the southwest, having a radius of 180.0 feet, a
central angle of 11 degrees 45 minutes 11 seconds, and the chord of said curve
is 36.86 feet in length and bears South 61 degrees 50 minutes 36 seconds East,
to a one-half inch iron pipe monument on said northerly line of Cottonwood
Drive; thence South 55 degrees 58 minutes 00 seconds East along said northerly
line of Cottonwood Drive as monumented, a distance of 130.0 feet to a one-half
inch iron pipe monument on said northwesterly right-of-way line of Trunk
Highway No. 14; thence North 34 degrees 02 minutes 00 seconds East along said
northwesterly right-of-way line of Trunk Highway No. 14 a distance of 60.40
feet to the point of beginning.

 

PARCEL 2:

Appurtenant easements for
access as contained and described in the Cross-Access and Site Restriction
Agreement, recorded as Document No. 344340 in the Office of the County
Recorder, Winona County, Minnesota.

 

PARCEL 3:

Appurtenant easements for
access, ingress, egress and parking as contained and described in the Access
and Parking Easement and Maintenance Agreement, recorded as Document No. 389976
in the Office of the County Recorder, Winona County, Minnesota.

 

Tax Parcel # (R32.320.0800)

 

 

LEGAL DESCRIPTION

 

Parcel 1:

 

Lot 1, Block 1, Darling’s
Third Addition, City of Worthington, Nobles County, Minnesota.

 

Parcel 2:

 

Lot 2, Block 1, Darling’s
Third Addition EXCEPT the South 250 feet thereof, City of Worthington, Nobles
County, Minnesota.

 

Parcel 3:

 

Non-exclusive easement for
pedestrian and vehicular access as contained in Easement Agreement recorded
February 2, 1999 as Document No. 274373, Nobles County, Minnesota.

 

TAX I.D.:  31-1526-600; 31-1526-700

 

 

LEGAL DESCRIPTION

 

Parcel 1:

 

Lot 1, Block 1, ShopKo
Addition to the City of Fairmont according to the recorded plat thereof, Martin
County, Minnesota.

 

Parcel 2:

 

Non-exclusive easements
created by Amended and Restated Declaration of Cross-easements and Covenants
and Restrictions dated January 28, 2004, recorded February 27, 2004, as
Document No. 370878.

 

TAX I.D.:  R23.321.0010

 

 

LEGAL DESCRIPTION

 

Parcel 1:

 

Beginning at the Northwest
corner of the Southwest Quarter of the Northeast Quarter of Section 33,
Township 103 North, Range 21 West; thence South 89 degrees 42 minutes 50
seconds East 825.00 feet on an assumed bearing on the North line of the
Southwest Quarter of the Northeast Quarter of Section 33, Township 103 North,
Range 21 West; thence South 00 degrees 18 minutes 30 seconds East 448.00 feet;
thence North 89 degrees 42 minutes 50 seconds West 410.00 feet; thence South 00
degrees 18 minutes 30 seconds East 15.00 feet; thence North 89 degrees 42
minutes 50 seconds West 415.00 feet to the West line of the Southwest Quarter
of the Northeast Quarter of Section 33, Township 103 North, Range 21 West;
thence North 00 degrees 18 minutes 30 seconds West 463.00 feet on the West line
of said quarter quarter section to the point of beginning, being part of the
Southwest Quarter of the Northeast Quarter of Section 33, Township 103 North,
Range 21 West, except therefrom the following:

 

Lot 1, Block 1, Wells
Federal Bank Addition, Freeborn County, Minnesota;

 

and

 

That part of the Southwest
Quarter of the Northeast Quarter of Section 33, Township 103 North, Range 21
West, described as follows:

 

Commencing at the Northwest
corner of the Southwest Quarter of the Northeast Quarter of Section 33,
Township 103 North, Range 21 West; thence South 00 degrees 18 minutes 30
seconds East, a distance of 463 feet, on an assumed bearing on the West line of
said SW 1/4 NE 1/4, to the point of beginning; thence South 89 degrees 42
minutes 50 seconds East a distance of 210.00 feet, on a line parallel with the
North line of said SW 1/4 NE 1/4; thence North 00 degrees 18 minutes 30 seconds
West a distance of 160.00 feet; thence North 89 degrees 42 minutes 50 seconds
West a distance of 210.00 feet, to a point on the West line of said SW 1/4 NE
1/4; thence South 00 degrees 18 minutes 30 seconds East a distance of 160.00
feet, to the point of beginning.

 

Parcel 2:

 

Non-exclusive easement for
ingress and egress as contained in Warranty Deed Document No. 309117, dated
March 08, 1985, filed March 14, 1985 and described as follows: Part of the
Southwest Quarter of the Northeast Quarter of Section 33, Township 103 North,
Range 21 West, City of Albert Lea, Freeborn County, Minnesota described as
commencing at the Northwest corner of the Southwest Quarter of the Northeast
Quarter of Section 33, Township 103 North, Range 21 West; thence South 00
degrees 18 minutes 30 seconds East 463.00 feet along the West line of said quarter
quarter section to the point of beginning; thence South 89 degrees 42 minutes
50 seconds East 415.00 feet; thence North 00 degrees 18 minutes 30 seconds West
15 feet; thence South 89 degrees 42 minutes 50 seconds East 82.83 feet; thence
South 00 degrees 18 minutes 30 seconds East 40.00 feet; thence North 89 degrees
42 minutes 50 seconds West 497.83 feet to the West line of said quarter quarter
section; thence North 00 degrees 18 minutes 30 seconds West 25.00 feet to the
point of beginning.

 

Parcel 3:

 

Non-exclusive easement for
ingress and egress as contained in Cross-Easement and Use Restriction Agreement
dated March 08, 1985, filed March 14, 1985 as Document No. 309118 and the First
Amendment to Cross-Easement and Use Restriction Agreement dated March 03, 2005,
filed March 16, 2005 as Document No. 452016.

 

TAX I.D.:  R34.256.0461

 

 

LEGAL DESCRIPTION

 

The land referred to is
situated in the State of Minnesota, County of Benton and
described as follows:

 

Lots 1 and 2, Block 1,
Lincoln Place Addition, according to the plat thereof on file or of record in
the office of the County Recorder, Benton County, Minnesota.

 

Except:

 

The most southerly 30.00
feet of Lots 1 and 2, Block 1, lying easterly of the east line of Outlot A,
said Lincoln Place Addition;

 

And except:

 

That part of Lots 1 and 2,
Lincoln Place Addition, described as: Beginning at the Southwest corner of said
Lot 1; thence North 04 degrees 33 minutes 56 seconds West, plat bearing, along
the West line of said Block 1, a distance of 117.41 feet; thence North 83
degrees 32 minutes 46 seconds East, a distance of 88.58 feet; thence Easterly
and Southeasterly, a distance of 77.08 feet along a non-tangential curve
concave to the Southwest having a radius of 61.26 feet and a central angle of
72 degrees 05 minutes 28 seconds, the chord of the last described curve bears
South 63 degrees 09 minutes 58 seconds East; thence South 00 degrees 20 minutes
31 seconds East, a distance of 153.44 feet; thence Southwesterly, a distance of
57.06 feet along a non-tangential curve concave to the Northwest having a
radius of 59.14 feet and a central angle of 55 degrees 16 minutes 58 seconds
the chord of the last described curve bears South 37 degrees 41 minutes 45
seconds West; thence South 88 degrees 15 minutes 09 seconds West, a distance of
84.29 feet; thence Northwesterly, a distance of 9.50 feet along a tangential
curve concave to the North having a radius of 37.81 feet and a central angle of
14 degrees 23 minutes 30 seconds; thence North 77 degrees 21 minutes 21 seconds
West, tangential to the last described curve, a distance of 8.74 feet, more or
less to the West line of said Block 1; thence North 04 degrees 33 minutes 56
seconds West along the West line of said Block 1, a distance of 102.49 feet to
the point of beginning.

 

And except:

 

That part of Lot 1, Block 1,
Lincoln Place Addition, according to the plat thereof on file and of record in
the Office of the Benton County Recorder, Benton County, Minnesota described as
follows: Beginning at the most northerly corner of Outlot B, said Lincoln Place
Addition; thence North 30 degrees 35 minutes 43 seconds East, plat bearing,
along the northwesterly line of said Lot 1, a distance of 43.75 feet; thence
North 79 degrees 07 minutes 39 seconds East, along the northerly line of said
Lot 1, a distance of 148.35 feet; thence South 01 degree 24 minutes 11 seconds
East 181.59 feet; thence South 88 degrees 35 minutes 49 seconds West 169.51
feet to the west line of said Lot 1; thence North 01 degree 24 minutes 11
seconds West, along said west line, 120.08 feet to the point of beginning.

 

 

Together with Non-exclusive
easements created by Cross-Easement and Use Restriction Agreement as contained
in Document No. 173066, dated March 15, 1985, recorded April 17, 1985 in Book 2
of Easements, page 553; as assigned by Assignment of Cross-Easement and Use
Restriction Agreement, as contained in Document No. 213702, dated March 01,
1993, recorded March 26, 1993; as amended by First Amendment to Cross-Easement
and Use Restriction Agreement, as contained in Document No. 221497, dated March
14, 1994, recorded March 15, 1994.

 

Together with Non-exclusive
easements created by Declaration of Cross-Easement as contained in Document No.
238373, dated October 17, 1996, recorded October 22, 1996.

 

Together with Non-exclusive
easements created by Grant of Easements for ingress and egress as contained in
Document No. 173049, dated March 15, 1985, recorded April 16, 1985 in Book 2 of
Easements, page 546.

 

Together with Non-exclusive
easement rights created by Cross-Easement and Use Restriction Agreement as
contained in Document No. 215818, dated May 28, 1993, recorded June 25, 1993;
as amended by First Amendment to Cross-Easement and Use Restriction, as
contained in Document No. 221434, dated March 03, 1994, recorded March 10,
1994.

 

Tax I.D # (R17.01422.00)

 

 

LEGAL DESCRIPTION

 

Lot 1C of the amended Plat
of Lot 1C, Block 1 of the Westwood No. 2 Addition to the City of Great Falls,
Cascade County, Montana, according to the official map or plat on file and of
record in the Office of the Clerk and Recorder of said county.

 

Together with non-exclusive
easement rights created by Cross Easement Agreement made by and between Pacific
Coast Realty, Inc. and Dr. William G. Shull Recorded: July 30, 1985, on Reel
175, Document 891, as assigned by Transfer of Contract Rights executed by
Pacific Coast Realty, Inc., to ShopKo Stores, Inc., recorded January 22, 1992
on Real 234, Document 181 and First Amendment recorded October 27, 1999 on Reel
327, under Document 669.

 

Tax I.D.:  1856705

 

 

LEGAL DESCRIPTION

 

A portion of Lots 2 and 4
Block 1, Pine Ridge Mall Subdivision and a portion of Lot 1, Block 1, Pine
Ridge Mall First Addition, Bannock County, Idaho, as the same appears on the
Official Plat thereof, filed in the Office of the County recorder of said
County, described as follows:

 

A parcel of land located in
the SW 1/4 of Section 10, Township 6 South, Range 34 East, Boise Meridian,
Bannock County, Idaho, more particularly described as follows:

 

Beginning at the S 1/16 corner
on the West line of said section, a found Railroad Spike (Instr. #752838);
thence South 89°14’42” East 1480.08 feet to the southeast corner of the Shopko
Store, the true point of beginning; thence North along the East line of the
store 261.47 feet to the northeast corner of the store; thence continuing North
147.00 feet; thence West 46.15 feet; thence North 99.00 feet; thence West 55.00
feet; thence North 392.92 feet;

 

Thence West 39.19 feet to
the point of curvature of a 325.00 foot radius curve to the left having a
central angle of 90°00’00” the radius point of which bears South; thence along
said curve 510.51 feet to the point of tangency; thence South 565.39 feet to
the point of curvature of a 20.00 foot radius curve having a central angle of
90°00’00”, the radius point of which bears East; thence along said curve 31.42
feet to the point of tangency; thence East 445.34 feet; thence North 10.00 feet
to the true point of beginning.

 

Together with non-exclusive
easements and rights of way for ingress, egress and use over and across the
“Common Areas” of the Shopping Center including easements for utilities which
“Common Areas” are more particularly described in the Reciprocal Easement
Agreement, dated 8-7-95, and recorded as Document No. 95011571 on 8-10-95 in
the Records of Bannock County, Idaho.

 

Together with a
non-exclusive easement for a roadway as created in that certain Road Easement
Agreement recorded as Document No. 634989; recorded as Document No. 637192.

 

Tax Parcel Numbers:
RCPR1000102 & RCPRM000202

 

 

LEGAL DESCRIPTION

 

A parcel of land being
portions of Lots 16 and 28 of Midway Subdivision, Canyon County, Idaho as filed
for record in the office of the Canyon County Recorder in Book 4 of Plats at
Page 39 and more particularly described as follows:

 

BEGINNING at a brass cap
marking the South Quarter corner of said Section 8; thence North 0° 32’ 20”
East 1,435.00 feet along the Easterly boundary of the said Southwest Quarter of
Section 8 to the True Point of Beginning; thence continuing North 0° 32’ 20”
East, 141.07 feet along the said Easterly boundary of the Southwest Quarter of
Section 8 to a point; thence North 46° 15’ 05” West, 328.75 feet along a line
Northeasterly of and parallel with the center line of Caldwell Boulevard, also
known as U.S. Highway 30, S.A.P. No. #14 (4) , to a point; thence South 43° 44’
55” West 286.79 feet to a point; thence South 46° 15’ 05” East 28.01 feet;
thence South 43° 44’ 55” West 69.00 feet to a point; thence South 46° 15’ 05”
East 46.08 feet to a point; thence South 43° 44’ 55” West 84.00 feet to a
point; thence North 46° 15’ 05” West 74.09 feet to a point; thence South 43°
44’ 55” West 502.92 feet to a point on the proposed Northeasterly right-of-way
line of said Caldwell Boulevard; thence South 46° 15’ 05” East 385.77 feet
along the said proposed Northeasterly right-of-way line of Caldwell Boulevard
to a point; thence North 43° 44’ 55” East 123 feet to a point; thence South 46°
15’ 05” East 45.42 feet to a point; thence North 43° 44’ 55” East 390.38 feet to
a point; thence North 46° 15’ 05” West 5.86 feet along a line Northeasterly of
and parallel with the said center line of Caldwell Boulevard to a point; thence
North 43° 44’ 55” East 326.51 feet to the Point of Beginning.

 

AND

 

A parcel of land being
portions of Lots 16 and 28 of Midway Sub-Division, as filed for record in the
office of the Canyon County Recorder, Caldwell, Idaho in Book 4 of Plats at
Page 39 lying in the Southwest Quarter of Section 8, Township 3 North, Range 2
West, Boise Meridian, Canyon County, Idaho and more particularly described as
follows:

 

BEGINNING at a brass cap
marking the South One-Quarter corner of the said Section 8; thence North 0° 32’
20” East 209.93 feet along the Easterly boundary of the said Southwest Quarter
of Section 8 to a point on the centerline of Caldwell Boulevard; thence North
46° 15’ 05” West 1,234.80 feet along the said centerline of Caldwell Boulevard
to a point; thence North 0° 22’ 46” East 42.63 feet to a point on the
Northeasterly right-of-way line of the said Caldwell Boulevard, also said point
being the Real Point of Beginning; thence North 43° 44’ 55” East 22.00 feet to
a point; thence South 46° 15’ 05n East 431.19 feet along a line 22.00 feet
Northeasterly of and parallel with the said Northeasterly right-of-way line of
Caldwell Boulevard; thence South 43° 44’ 55” West 22.00 feet to a point on the
said Northeasterly right-of-way line of Caldwell Boulevard; thence North 46°
15’ 05” West 431.19 feet along the said Northeasterly right-of-way line of
Caldwell Boulevard to the Point of feet.

 

EXCEPTING THEREFROM:

 

A parcel of land located in
the Southwest Quarter, Section 8, Township 3 North, Range 2 West, Boise
Meridian, Nampa, Canyon County, Idaho.

 

 

COMMENCING at a found brass
cap which marks the Quarter corner common to Sections 8 and 17, Township 3
North, Range 2 West; thence along the North-South centerline of Section 8,
North 00” 32’ 20” East, a distance of 282.65 feet to a point on the
Northeasterly right-of-way line of Caldwell Blvd. (U.S. Hwy 30); thence along
said right-of-way line North 46° 15’ 05” West, a distance of 1,020.71 feet to
the Real Point of Beginning; thence continuing along said right-of-way line,
North 46° 15’ 05” West, a distance of 143.44 feet; thence leaving said
right-of-way line, North 43° 44’ 55” East, a distance of 193.82 feet; thence
South 46° 15’ 05” East, a distance of 143.44 feet; thence South 43° 44’ 55”
West, a distance of 193.82 feet to the Real Point of Beginning.

 

Together with the
non-exclusive easements created by that certain Restated Cross-Easement and Use
Restriction Agreement recorded as Instrument No. 8530323, as amended in
Instrument No. 8825243; as assigned in 9305742, (re-recorded as Instrument No.
9413958); as amended in Instrument No. 9412004; as amended in Instrument No.
9505364; as amended in Instrument No. 9505365; and in Instrument No. 200003682.

 

Together with an easement
for a drainage ditch created by that certain Easement Agreement, recorded as
Instrument No. 8624614; as amended in Instrument No. 9409788; and in Easement
and Maintenance Agreement recorded as Instrument No. 8624615; as amended in
Instrument No. 9409788.

 

Tax Parcel Number:
N5735028000C

 

 

LEGAL DESCRIPTION

 

Parcel A:

 

That portion of Country
Homes Estates and vacated Westview Avenue, according to the plat on file in
Volume “S” of Plats, Page 16, in Spokane County, Washington, in the East half
of the Southwest Quarter, Section 17, Township 26 North, Range 43 East, W.M.,
particularly described as follows:

 

Commencing at the Southeast
corner of said East half of the Southwest Quarter (South Quarter corner),
monumented with a Brass Cap, 3 inches in diameter, set in concrete;

Thence North 0° 03’ 09”
East, 20.00 feet along the East boundary of said East half of the Southwest
quarter to a rebar, 1/2 inches in diameter, with a plastic cap marked 18091;

Thence South 88° 51’ 00”
West, 477.59 feet parallel with the South boundary of said East half of the
Southwest quarter to the point of beginning;

Thence continuing South 88°
51’ 00” West, 70.00 feet parallel with the South boundary of said East half of
the Southwest quarter;

Thence North 58° 05’ 56”
West 841.09 feet North to the Southeast right of way line of the Newport
Highway, P.S.H. No. 6;

Thence North 31° 54’ 04”
East, 298.69 feet on the southeasterly boundary of the Newport Highway P.S.H.
No. 6 right of way;

Thence South 58° 05’ 56”
East, 274.00 feet;

Thence North 31° 54’ 04”
East, 210.00 feet;

Thence North 58° 05’ 56”
West, 223.00 feet;

Thence South 31° 54’ 04”
West, 28.50 feet;

Thence North 58° 05’ 06”
West, 51.00 feet to the southeasterly boundary of the said Newport Highway
P.S.H. No. 6 right of way;

Thence North 31° 54’ 04”
East, 63.50 feet on said right of way;

Thence South 58° 05’ 56”
East, 507.00 feet;

Thence South 31° 54’ 04”
West, 25.00 feet;

Thence South 58° 05’ 56”
East, 278.33 feet;

Thence South 31° 54’ 04”
West, 284.00 feet;

Thence South 58° 05’ 56”
East, 60.00 feet;

Thence South 31° 54’ 04”
West, 112.85 feet;

Thence South 1° 09’ 00”
East, 99.78 feet to the point of beginning;

 

Except the southerly 27.5
feet parallel to Holland Road conveyed to the City of Spokane by Recording No.
9105240097;

 

Also except that portion of
Country Homes Estates and vacated Westview Avenue, according to plat recorded
in Volume “S” of Plats, Page 16, in Spokane County, Washington, in the East
Half of the Southwest Quarter of Section 17, Township 26 North, Range 43 East.
W.M., more particularly described as follows:

 

Commencing at the
southwesterly corner of Tract 2 as shown on record of survey recorded in Book
100 of surveys, Pages 18 and 19; said point also being on the easterly right of
way line of Newport Highway (P.S.H. No. 6);

 

 

Thence North 31° 54’ 04”
East along said right of way line a distance of 93.66 feet to the point of
beginning;

Thence continuing along said
right of way line North 31° 54’ 04” East a distance of 205.00 feet to the
southwesterly corner of tract 1, as shown on said record of survey;

Thence along the southerly
line of said Tract 1, South 58° 05’ 56” East a distance of 274.00 feet to the
southeasterly corner of said Tract 1;

Thence South 31° 54’ 04”
West a distance of 205.00 feet;

Thence North 58° 05’ 56”
West a distance of 274.00 feet to the point of beginning;

Situate in the City of
Spokane, County of Spokane, State of Washington.

Parcel B:

 

An easement for fire access
purposes and footings easements lying over and across that portion of Country
Homes Estates and vacated Westview Avenue, according to the plat on file in
Volume “S” at Page 16, in the Office of the Recorder of Spokane County,
Washington in the East half of the Southwest Quarter, Section 17, Township 26
North, Range 43 East of the Willamette Meridian, in Spokane County, Washington,
more particularly described as follows:

 

Commencing at the Southeast
corner of said East half of the Southwest

Quarter (South Quarter
Section corner), monumented with a Brass Cap, 3 inches in diameter, set in
concrete;

Thence North 0° 03’ 09” East,
20.00 feet along the East boundary of said East half of the Southwest Quarter
to a rebar, 1/2 inches in diameter, with a plastic cap marked 18091;

Thence South 88° 51’ 00”
West, 477.59 feet parallel with the South boundary of said East half of the Southwest
quarter;

Thence North 1° 09’ 00”
West, 99.78 feet;

Thence North 31° 54’ 04”
East, 112.85 feet to the point of beginning;

Thence continuing North 31°
54’ 04” East, 344.00 feet;

Thence North 58° 05’ 56”
West, 398.33 feet;

Thence South 31° 54’ 04” West,
35.00 feet;

Thence South 58° 05’ 56”
East, 60.00 feet;

Thence South 31° 54’ 04”
West, 25.00 feet;

Thence South 58° 05’ 56”
East, 278.33 feet;

Thence South 31° 54’ 04”
West, 284.00 feet;

Thence South 58° 05’ 56”
East, 60.00 feet to the point of beginning;

Situate in the County of
Spokane, State of Washington.

 

Together with non-exclusive
easement rights created by Common Access and Utility Agreement between First
Western Development of Washington V Associates and Shopko Stores, Inc., and
Holland Road Properties, Inc., Howard Gatlin, and the City of Spokane recorded
as document 9104260214 and amendment recorded as document 9304050598.

 

TAX I.D.:  36173-1340

 

 

LEGAL DESCRIPTION

 

Lot 6 in Block 1 of First
Amended Magic Valley Mall, Planned Unit Development, recorded in Book 14 of
Plats, Page 35, a Resubdivision and renumbering of a portion of Lot 1 in Block
1 of Magic Valley Mall, Twin Falls County, Idaho, according to the Plat
thereof, recorded in Book 13 of Plats, Page 22, records of said County, being more
particularly described as follows:

 

Township 9 South, Range 17
East of the Boise Meridian, Twin Falls County, Idaho

 

Section 34: A parcel of land
located in Lot 3 and the SE 1/4 SW 1/4, being more particularly described as
follows:

Beginning at the South
quarter corner of said Section 34;

Thence North 89° 36’ 38”
West along the South line of Section 34 for 721.30 feet;

Thence North 580.64 feet to
the True Point of Beginning;

Thence North 69° 29’ 15”
East 150.00 feet to the point of curvature of a 79.32 foot radius curve having
a central angle of 41° 26’ 06”, the radius point of which bears North 20° 30’
45” West;

Thence along said curve
57.36 feet to the point of tangency;

Thence North 28° 03’ 15”
East 118.61 feet to the point of curvature of a 120.21 foot radius curve having
a central angle of 28° 01’ 26”, the radius point of which bears North 61° 56’
45” West;

Thence along said curve
58.80 feet to the point of tangency;

Thence North 0° 01 ‘09” East
302.33 feet to the point of curvature of a 276.07 foot radius curve having a
central angle of 20° 31’ 54”, the radius point of which bears North 89° 58’ 51”
West;

Thence along said curve
98.93 feet to the point of tangency;

Thence North 20° 30’ 45”
West 53.76 feet to the point of curvature of a 250.00 foot radius curve having
a central angle of 90° 00’ 00”, the radius point of which bears South 69° 29’
15” West;

Thence along said curve
392.70 feet to the point of tangency;

Thence South 69° 29’ 15”
West 140.00 feet;

Thence North 20° 30’ 45”
West 100.00 feet to the point of curvature of a 61.74 foot radius curve having
a central angle of 28° 09’ 31”, the radius point of which bears North 69° 29’
15” East;

Thence along said curve
30.34 feet to the point of tangency;

Thence North 07° 38’ 46”
East 29.09 feet to the southerly right of way line of interior blvd;

Thence North 82° 21’ 14”
West along the southerly right of way 18.00 feet;

Thence South 07° 38’ 46”
West 29.09 feet to the point of curvature of a 79.74 foot radius curve having a
central angle of 28° 09’ 31”, the radius of which bears South 82° 21’ 14” East;

Thence along said curve
39.19 feet to the point of tangency;

Thence South 20° 30’ 45”
East 100.00 feet;

Thence South 69° 29’ 15”
West 120.00 feet to the point of curvature of a 332.71 foot radius curve having
a central angle of 5° 35’ 31”, the radius point of which bears North 20° 30’
45” West;

Thence along said curve
32.47 feet;

Thence South 20° 30’ 45”
East 320.32 feet;

Thence North 69° 29’ 14”
East 27.99 feet to the point of curvature of a 25.00 foot radius curve having a
central angle of 60° 00’ 13”, the radius point of which bears South 20° 30’ 46”
East;

Thence along said curve
26.18 feet to the point of tangency;

 

 

Thence South 50° 30’ 33”
East 27.56 feet;

Thence South 20° 30’ 45”
East 49.28 feet to the “North” face of the proposed ShopKo Store;

Thence South 58° 28’ 20”
West along said face 23.96 feet to the “northwest” corner of ShopKo;

Thence South 31° 31’ 40”
East along the “West” face of the ShopKo Store 265.33 feet to the “southwest”
corner of said ShopKo Store;

Thence South 46° 29’ 57”
East 49.79 feet;

Thence South 20° 30’ 45”
East 115.83 feet to the true point of beginning.

 

Together with non-exclusive
easement rights contained in Construction, Operation and Reciprocal Easement
Agreement, recorded January 22, 1988 as Instrument No. 933982 AND First
Amendment to Construction, Operation and Reciprocal Easement Agreement,
recorded February 9, 1990 as Instrument No 966367 AND Second Amendment to
Construction, Operation and Reciprocal Easement Agreement, recorded December
27, 1994 as Instrument No. 1994021965 AND Assignment of Construction, Operation
and Reciprocal Easement Agreement, recorded March 23, 1993 as Instrument No.
1993003856.

 

Tax Parcel Number:
RPT32460010060A

 

 

LEGAL DESCRIPTION

 

Lot 5, Block 1, Corrected
First Amended Plat of ShopKo Acres, Division No.1, an addition to the City of
Idaho Falls, Bonneville County, Idaho, according to the Plat recorded November
3, 2004 as Instrument No. 1169161.

 

Together with the
non-exclusive easements created by that certain Cross-Easement and Use
Restriction Agreement, recorded as Instrument No. 690400; as assigned by
Instrument No. 847123; as affected by Instrument No. 981345; as affected by
Instrument No. 1169118.

 

Tax Parcel Number:
RPA2151001005OA

 

 

LEGAL DESCRIPTION

 

Lot 2, Block 1, ShopKo
Subdivision Lot 1 Replat, According to the Plat Recorded in the Office of the
County Recorder in Book “J” of Plats at Pages 229 and 229A, Records of Kootenai
County, State of Idaho.

 

Together with Non-exclusive
easements created by Declaration of Cross-Easements and Covenants and
Restrictions Affecting Land recorded August 17, 2005 as document 1973402.

 

Tax Parcel Number:
C-8255-000-001-0

 

 

 

LEGAL DESCRIPTION

 

Parcel
I

 

Lots
1 to 7 inclusive, and Lots 44 to 48 inclusive, in Block 39 and Lots 21 to 28
inclusive, in Block 44 of Car Line Addition, a platted subdivision in Missoula
County, Missoula, Montana, according to the official recorded plat thereof.

 

Together
with that portion of Livingston Avenue between Reserve Street and Clark Street
and that portion of the alleys in Blocks 39 and 44, Car Line Addition, up to
the center line thereof and adjacent to the above described lots in Block 39
and 44 of Car Line Addition as vacated by Resolution No. 85-137, recorded November
13, 1985 in Book 213 of Micro Records at Page 914.

 

Lots
22, 23 and 24 in Block 39 of Car Line Addition, a platted subdivision of
Missoula County, Missoula, Montana, according to the official recorded plat
thereof.

 

Together
with that portion of the alley in Block 39, Car Line Addition, up to the center
line thereof and adjacent to the above described lots in Block 39, Car Line
Addition as vacated by Resolution No. 85-137, recorded November 13, 1985 in
Book 213 of Micro Records at Page 914. Recording Reference: Book 236 of Micro
Records at Page 496

 

Parcel
II

 

Lots
8 to 14 inclusive, and Lots 30 to 43 inclusive, in Block 39, and Lots 1 to 20
inclusive, and Lots 29 to 48 inclusive, in Block 44 of Car Line Addition, a
platted subdivision of Missoula County, Missoula, Montana, according to the
recorded plat thereof.

 

Together
with that portion of Livingston Avenue between Reserve Street and Clark Street
and that portion of the alleys in Block 39 and 44, Car Line Addition up to the
center line thereof and adjacent to the above described lots in Block 39 and 44
of Car Line Addition as vacated by Resolution No. 85-137, recorded November 13,
1985 in Book 213 of Micro Records, at Page 914. Recording Reference: Book 236
of Micro Records at Page 498

 

Parcel
III

 

Lots
25, 26, 27, 28 and 29 in Block 39 of Car Line Addition, a platted subdivision
of Missoula County, Missoula, Montana, according to the Official Recorded Plat
thereof.

 

Together
with that portion of Livingston Avenue between Reserve Street and Clark Street
and that portion of the alley in Block 39 of Car Line Addition, up to the
center line thereof and adjacent to the above described lots in Block 39, Car
Line Addition as vacated by Resolution No. 85-137, recorded November 13, 1985
in Block 213 of Micro Records at Page 914. Recording Reference: Book 236 of
Micro Records at Page 499.

 

Excepting
therefrom that part thereof described as follows:

 

Parcel
No. 25 on Montana State Highway Project No. M 8103(3), as shown on the right of
way plan for said project on file in the Office of the County Clerk &
Recorder in Missoula County, Montana. Said parcel is also described as Lots 1
through 24, inclusive, in Block 39 of Car Line Addition, a

 

 

platted
subdivision of Missoula County, Montana, according to the Official Plat
thereof, on file and of record in the Office of the Clerk and Recorder of
Missoula County, Montana as shown by the shaded area on the plat, consisting of
2 sheets, attached hereto and made a part hereof, containing an area of 8,180
sq. ft., more or less. By acceptance hereof, The State of Montana agrees to pay
for all construction work to be done at this location, within the property
boundaries conveyed, as shown on Exhibit 1. Recording Reference: Book 351 of
Micro Records at Page 1565.

 

Together
with non-exclusive easement rights created by Declaration of Cross-Easements
and Covenants and Restrictions Affecting Land made by and between ShopKo
Properties, Inc. and Magnum Development Corp. Recorded: November 3, 2004
Book/Page: Book No. 742 of Micro Records at Page 1193.

 

TAX
I.D.:  1328252

 

 

LEGAL DESCRIPTION

 

Tract
2 of Shopko Addition to the City of Sioux Falls, Minnehaha County, South
Dakota, according to the recorded plat thereof; except Lot H-1, Lot A and Lot 1
of Tract 2 contained therein.

 

Together
with non-exclusive easement rights created by Easement and Restriction
Agreement recorded August 15, 1985, in Book 157 of Miscellaneous, Pages 700-718
and Amendment to Easement and Restriction Agreement recorded September 19, 2005
in Book 252 of Miscellaneous, Page 62.

 

Together
with non-exclusive easement rights created by Fire and Emergency Access
Easement recorded March 10, 1987, in Book 165 of Miscellaneous, Pages 374-376.

 

TAX
I.D.:  56179

 

 

LEGAL DESCRIPTION

 

Lot
2 of Shopko Addition to the City of Rapid City, Pennington County, South
Dakota, as shown on the plat filed in Plat Book 27, Page 124; and as corrected
by Affidavit of Surveyor recorded August 1, 1996, in Book 64, Page 46.

 

Together
with non-exclusive easement rights created by Declaration of Cross-Easement and
Covenants and Restrictions Affecting Land recorded April 11, 1997 in Book 64,
Page 5772 and First Amendment recorded August 11, 1997 in Book 68, Page 3119.

 

Tax
I.D.:  49463

 

 

LEGAL DESCRIPTION

 

Lot
1 of Certified Survey Map No. 5143, recorded in the Office of the Register of
Deeds for Dane County, Wisconsin, in Volume 23 of Certified Survey Maps, Page
172, as Document No. 1986827, located in the City of Madison, Dane County,
Wisconsin.

 

Together
with the non-exclusive easements created in that certain Cross-Easement and
Operating Agreement recorded in Volume 9350 of Records, Page 84 as Document No.
1989171; as amended in Volume 16222 of Records, Page 27, as Document No.
2273104 and in Volume 16222, Page 41, as Document No. 2273105.

 

Together
with a joint driveway easement recorded in Volume 6965 of Records, Page 43, as
Document No. 1887159; as amended in Volume 16223 of Records, Page 16, as
Document No. 2273110.

 

Tax
I.D.:  251-0810-272-0601-1

 

 

LEGAL DESCRIPTION

 

Lot
1 of Short Plat recorded under Auditor’s File No. 7002143, County of Yakima,
State of Washington.

 

Together
with non-exclusive easement rights created by instrument recorded May 3, 1909
in Book 84 of Deeds Page 437.

 

Together
with non-exclusive easement rights created by Declaration of Cross-Easements
and Covenants and Restrictions Affecting Land recorded March 13, 1997 as
document 7002197.

 

TAX
I.D.:  181321-24437

 

 

LEGAL DESCRIPTION

 

BEGINNING
AT A POINT ON THE SOUTH LINE OF 9000 SOUTH STREET, SAID POINT BEING NORTH
89°53’45” EAST 789.64 FEET ALONG THE QUARTER SECTION LINE AND SOUTH 00°06’15”
EAST 71.04 FEET FROM THE CENTER OF SECTION 3, TOWNSHIP 3 SOUTH, RANGE 1 WEST,
SALT LAKE BASE AND MERIDIAN, SAID POINT ALSO BEING ON AN 11,512.20 FOOT RADIUS
CURVE TO THE LEFT (CENTER BEARS NORTH 01°09’37” WEST 11,512.20 FEET OF WHICH
THE CENTRAL ANGLE IS 01°27’14”); AND RUNNING THENCE NORTHEASTERLY ALONG THE ARC
OF SAID CURVE AND SOUTH LINE 292.15 FEET; THENCE SOUTH 00°06’15” EAST 256.86
FEET; THENCE NORTH 89°53’45” EAST 41.00 FEET; THENCE SOUTH 00°06’15” EAST
216.00 FEET; THENCE NORTH 89°53’45” EAST 141.14 FEET; THENCE SOUTH 00°00’50”
EAST 367.00 FEET; THENCE SOUTH 89°53’45” WEST 134.22 FEET; THENCE NORTH
00°06’15” WEST 25.00 FEET; THENCE SOUTH 89°53’45” WEST 381.00 FEET; THENCE
NORTH 60°06’15” WEST 66.68 FEET; THENCE SOUTH 89°53’45” WEST 134.60 FEET;
THENCE NORTH 00°06’15” WEST 144.66 FEET; THENCE NORTH 89°53’45” EAST 234.00
FEET; THENCE NORTH 00°06’15” WEST 155.00 FEET; THENCE SOUTH 89°58’45” WEST
136.00 FEET; THENCE NORTH 00°06’15” WEST 331.00 FEET; THENCE NORTH 89°53’45”
EAST 136.00 FEET; THENCE NORTH 00°06’15” WEST 141.77 FEET TO THE POINT OF
BEGINNING.

 

TOGETHER
WITH NON-EXCLUSIVE EASEMENT RIGHTS CREATED BY AMENDED AND RESTATED DECLARATION
OF RESTRICTIONS AND GRANT OF EASEMENTS RECORDED JUNE 05, 1987 INSTRUMENT NO.
4470260 IN BOOK 5927 AT PAGE 840, FIRST AMENDMENT RECORDED JULY 18, 1988 AS
INSTRUMENT NO. 4650833 IN BOOK 6047 AT PAGE 2288, SECOND AMENDMENT RECORDED
NOVEMBER 09, 1994 INSTRUMENT NO. 5963096 IN BOOK 7052 AT PAGE 1649 AND THIRD
AMENDMENT RECORDED MAY 01, 2000 INSTRUMENT NO. 7629216, BOOK 8358, PAGE 8483.

 

TAX
I.D.:  27-03-401-018-0000

 

 

LEGAL DESCRIPTION

 

BEGINNING
AT A POINT ON THE NORTH RIGHT-OF-WAY LINE OF UNIVERSITY PARKWAY, SAID POINT
BEING ON THE ARC OF A 11,539.16 FOOT RADIUS CURVE (RADIUS POINT BEARS SOUTH
42°31’04” WEST), SAID POINT ALSO BEING NORTH 1,237.125 FEET AND WEST 567.40
FEET FROM THE SOUTH QUARTER CORNER OF SECTION 25, TOWNSHIP 6 SOUTH, RANGE 2
EAST, SALT LAKE BASE AND MERIDIAN (BASED ON THE UTAH COORDINATE SYSTEM, CENTRAL
ZONE, BEARINGS OF SECTION LINES) AND RUNNING THENCE NORTH 43°26’ EAST 148.82
FEET; THENCE SOUTH 46°34’ EAST 240.00 FEET; THENCE SOUTH 43°26’ WEST 23.18
FEET; THENCE NORTH 88°26’ EAST 28.28 FEET; THENCE NORTH 43°26’ EAST 378.14
FEET; THENCE NORTH 46°34’ WEST 260.00 FEET; THENCE SOUTH 43°26’ WEST 92.95
FEET; THENCE NORTH 46°34’ WEST 80.00 FEET; THENCE NORTH 43°26’ EAST 435.88
FEET; THENCE SOUTH 88°26’ WEST 156.33 FEET; THENCE NORTH 46°34’ WEST 294.79
FEET; THENCE SOUTH 43°26’ WEST 238.33 FEET; THENCE SOUTH 46°34’ EAST 56.00
FEET; THENCE SOUTH 43°26’ WEST 328.96 FEET; THENCE SOUTH 46°34’ EAST 44.33
FEET; THENCE SOUTH 43°26’ WEST 201.50 FEET TO A POINT ON 200.70 FOOT LONG
SPIRAL CURVE, SAID POINT ALSO BEING ON THE NORTHERLY RIGHT-OF-WAY LINE OF
UNIVERSITY PARKWAY; THENCE SOUTHEASTERLY ALONG THE ARC OF SAID SPIRAL CURVE
4.53 FEET TO A POINT ON A 11,539.16 FOOT RADIUS CURVE TO THE RIGHT (RADIUS
POINT BEARS SOUTH 40°37’39” WEST); THENCE SOUTHEASTERLY ALONG THE ARC OF SAID
CURVE AND SAID RIGHT-OF-WAY LINE 380.70 FEET THROUGH A CENTRAL ANGLE OF
1°53’25” (L.C. BEARS SOUTH 48°25’39” EAST) TO THE POINT OF BEGINNING.

 

LESS
AND EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PROPERTY:

 

BEGINNING
AT A POINT ON THE NORTHEASTERLY RIGHT OF WAY LINE OF UNIVERSITY PARKWAY SAID
POINT BEING ON THE ARC OF A 11539.16 FOOT RADIUS CURVE (THE RADIUS POINT BEARS
SOUTH 40°42’11” WEST), SAID POINT ALSO BEING WEST 840.65 FEET AND NORTH
1,479.81 FEET FROM THE SOUTH QUARTER CORNER OF SECTION 25, TOWNSHIP 6 SOUTH, RANGE
2 EAST, SALT LAKE BASE AND MERIDIAN: THENCE CONTINUING ALONG SAID RIGHT OF WAY
LINE AND ALONG SAID CURVE 235.80 FEET; THE CHORD OF WHICH BEARS SOUTH 49°08’22”
EAST 235.80 FEET; THENCE NORTH 43°26’00” EAST 135.85 FEET; THENCE NORTH
46°34’00” WEST 235.56 FEET; THENCE SOUTH 43°26’00” WEST 146.44 FEET TO THE
POINT OF BEGINNING.

 

TOGETHER
WITH NON-EXCLUSIVE EASEMENT RIGHTS CREATED BY DECLARATION OF EASEMENTS,
COVENANTS AND RESTRICTIONS AFFECTING LAND RECORDED AS ENTRY NO. 29349 IN BOOK
2336 AT PAGE 258, AS AMENDED BY FIRST AMENDMENT RECORDED AS ENTRY NO. 12537 IN
BOOK 2400 AT PAGE 674 AND RE-RECORDED AS ENTRY NO. 16005 IN BOOK 2408 AT PAGE
539, SECOND AMENDMENT RECORDED AS ENTRY NO. 9917 IN BOOK 2501 AT PAGE 907,
THIRD AMENDMENT RECORDED AS ENTRY 26586 IN BOOK 2942 AT PAGE 921 AND FOURTH
AMENDMENT RECORDED AS ENTRY 120021:2002.

 

Tax
I.D. (19:001:0176)

 

 

LEGAL DESCRIPTION

 

A
part of the Northeast Quarter of Section 20, Township 6 North, Range 1 West,
Salt Lake Base and Meridian, U.S. Survey:

 

Beginning
at a point on the East line of Washington Boulevard being 66.00 feet South
89°09’45” East and 571.82 feet North 0°50’15” East from the Ogden City Monument
at the Intersection of the Centerline of Washington Boulevard and the Old
Centerline of 12th Street (Ogden City ‘A’ Station = 193 + 54.16 ‘B’ Station =
99 + 97.61) running thence North 0°50’15” East 631.15 feet along the East line
of Washington Boulevard to a point West (North 89°09’45” West 655.15 feet and
South (South 0°50’15’ West) 380.56 feet from the Northeast Corner of said
Section 20; running thence South 89°13’45” East 379.50 feet; thence South
0°50’15” West 77.90 feet; thence South 89°09’45” East 263.69 feet to the West
line of Adams Avenue; thence South 0°49’55” West 497.00 feet along said West
line; thence North 89°10’05” West 291.20 feet; thence South 0°49’55” West 57.23
feet; thence North 89°10’05” West 352.04 feet to the point of beginning.

 

Less
and Excepting therefrom all of Lot 1, Baam Subdivision recorded as Entry No.
1881120 in Book 56 at Page 63 of Official Records.

 

Together
with non-exclusive easement rights created by Cross-Easement executed August
28, 1987 by and between ShopKo Stores, Inc. dba UvalKo ShopKo Stores, Inc., a
Minnesota corporation and Rayco Corporation, recorded September 9, 1987 as
Entry No. 1024435 in Book 1525 at Page 2244 of Official Records and First
Amendment recorded October 10, 2002 as Entry No. 1881121 in Book 2272 at Page
2345.

 

Tax
I.D. (12-104-0028)

Tax
I.D. (12-105-0045)

 

 

LEGAL DESCRIPTION

 

PARCEL
1:

 

Beginning
at a State Road Right of Way Monument on the Easterly right of way line of a
State Road, said point of beginning being South 89°47’00” West along the
Section Line 1578.32 feet and North 927.27 feet from the South Quarter Corner
of Section 17, Township 4 North, Range 1 West, Salt Lake Base and Meridian and
running thence along said State Road Right of Way Line South 56°46’30” East
101.00 feet; thence 321.81 feet along the arc of a 5789.58 foot radius curve to
the right (Chord bears South 48°53’51” East 321.77 feet); thence North
60°57’00” East 416.00 feet; thence North 55°04’50” East 305.24 feet to the
Westerly Right of Way Line of Interstate I-15; thence running along said Right
of Way Line the following three courses: North 34°55’10” West 246.79 feet; thence
North 34°59’00” West 104.11 feet; thence North 35°05’10” West 153.64 feet;
thence South 60°57’00” West 621.17 feet; thence South 29°03’00” East 141.02
feet; thence South 60°57’00” West 202.55 feet to the point of beginning.

 

Less
and Excepting therefrom:

 

Beginning
at a State Road Right of Way Monument on the Easterly Right of Way Line of a
State Road, said point of beginning being South 89°47’00” West along the
Section Line 1578.32 feet and North 927.27 feet from the South Quarter Corner
of Section 17, Township 4 North, Range 1 West, Salt Lake Base and Meridian and
running thence North 60°57’00’ East 202.55 feet; thence North 29°03’00” West
102.47 feet; thence North 60°57’00” East 30.60 feet; thence South 29°03’00”
East 144.96 feet; thence South 60°57’00” West 210.81 feet to the East boundary
of State Highway 126; thence North 56°46’30” West 48.00 feet to the point of
beginning.

 

PARCEL
2:

 

A
non-exclusive easement for fire protection and emergency access for pedestrians
and vehicles created by Cross Easements recorded as Entry Number 794323 in book
1181 at page 82; as amended in Entry Number 894390 in book 1357 at page 229;
amended in Entry Number 898500 in book 1364 at page 510; and in Entry Number
1070120 in book 1677 at page 921 over, across, on and through the following
described property in Davis County, State of Utah:

 

Commencing
at a State Road Right of Way Monument on the Easterly Right of Way Line of a
State Road, said point being South 89°47’00” West along the Section Line,
1578.32 feet and North 927.27 feet from the South Quarter Corner of Section 17,
Township 4 North, Range 1 West, Salt Lake Base and Meridian, and running thence
along said State Road Right of Way Line South 56°46’30” East 101.00 feet;
thence 321.81 feet along the arc of a 5789.58 foot radius curve to the right
(Chord bears South 48°53’51” East 321.77 feet); thence North 60°57’00” East
355.6 feet to the point of beginning; thence continuing North 60°57’00” East
60.40 feet; thence North 55°04’50” East 305.25 feet; thence South 34°55’10”
East 60.00 feet; thence South 55°04’50” West 365.33 feet; thence North
34°55’10” West 66.17 feet to the point of beginning.

 

PARCEL
3:

 

Beginning
at a State Road Right of Way Monument on the Easterly Right of Way Monument on
the Easterly Right of Way Line of a State Road, said point of beginning being
South 89°47’00” West along the Section Line 1578.32 feet and North 927.27 feet
and North 51°30’00” West along the

 

 

State
Road Right of Way Line 62.58 feet from the South Quarter Corner of Section 17, Township
4 North, Range 1 West, Salt Lake Base and Meridian, and running thence North
51°30’00” West 90.00 feet along the State Road Right of Way Line; thence North
60°57’00” East 260.82 feet; thence South 29°03’00” East 38.55 feet; thence
South 60°57’00” West 118.43 feet; thence South 38°30’00” West 116.87 feet to
the point of beginning.

 

Parcel
4:

 

Non-exclusive
easement rights created by document entitled “Cross-Easement Agreement”
recorded July 16, 1987 as Entry No. 794323 in Book 1181 at Page 82 of
Official Records 1181, as amended in Entry Number 894390 in book 1357 at page
229; as amended in Entry Number 898500 in book 1364 at page 510; and as amended
in Entry Number 1070120 in book 1677 at page 921.

 

Tax
I.D. (10-029-0075)

 

 

LEGAL DESCRIPTION

 

That
portion of the east half of Section 25, Township 7 north, Range 35 east of the
Willamette Meridian, Walla Walla City and County, Washington, described as
follows:

 

Commencing
at the east quarter corner of said Section 25; thence south 89° 53’ 44” west
for 1661.31 feet to a brass cap in a monument case marking an original corner
of the Veterans Administration Reservation; thence north 89° 53’ 44” east for
50.66 feet to the east right of way margin of Myra Road and the True Point of
Beginning; thence south 27° 26’ 13” east, parallel with the west line of said
Veterans Administration Reservation and along said east right of way margin,
for 978.83 feet; thence north 62° 33’ 47” east for 406.01 feet; thence north
27° 26’ 13” west for 35.66 feet; thence north 31° 56’ 01” east for 95.19 feet;
thence north 27° 26’ 13” west for 258.65 feet; thence south 62° 33’ 47” west
for 20.00 feet; thence north 27° 26’ 13” west for 25.00 feet; thence north 15°
16’ 51” east for 196.17 feet; thence north 27° 26’ 13” west for 176.57 feet;
thence south 75° 22’ 20” west for 132.97 feet; thence north 27° 26’ 13” west
for 18.87 feet; thence south 75° 22’ 20” west for 298.43 feet; thence north 27°
26’ 13” west for 165.00 feet to the south right of way margin of Rose Street;
thence south 75° 22’ 20” west, along said right of way, for 160.00 feet to
intersect the northerly line of said Veterans Administration Reservation;
thence south 61° 24’ 00” west, along said northerly line, for 24.32 feet to the
easterly right of way margin of Myra Road; thence south 27° 26’ 13” east, along
said Myra Road right of way margin, for 24.17 feet to the true point of
beginning.

 

Also
known as Lots 1 and 22 of Blue Mountain Mall, according to the Survey of the
Binding Site Plan thereof recorded April 3, 1997, in Volume B of Surveys, page
29, under Auditor’s file no. 9702909, and as further defined in Agreement
recorded October 22, 1992, under Auditor’s file no. 9209488, records of Walla
Walla County, Washington.

 

Together
with non-exclusive easement rights created by Cross Easements recorded as
Auditor’s Number 8805467 in volume 172 at page 567 as assigned as Auditor’s
Number 9302753 in volume 205 at page 364.

 

Together
with non-exclusive easement rights created by Construction, Operation and
Reciprocal Easement Agreement (the “REA”) recorded as Auditor’s Number
9007345 in volume 177 at page 333 as assigned as Auditor’s Number 9302754 in
volume 205 at page 387, as amended as Auditor’s Number 0010942 in volume 305 at
page 107.

 

Together
with non-exclusive easement rights created by Easement and Maintenance
Agreement recorded as Auditor’s Number 9209489 in volume 201 at page 389.

 

TAX
I.D.:  36-07-30-58-0022; 36-07-30-58-0001

 

 

LEGAL DESCRIPTION

 

Lot
1 of Certified Survey Map No. 1991, recorded on October 6, 1988 in Volume 15 on
Page 76, as Document No. 408655, being a part of Parcel 2, Ozaukee County
Certified Survey Maps on pages 176 and 177, and being a part of Lots 3 and 4,
in Block 3, in Assessor’s Plat of Village of Grafton, located in the Southwest
1/4 of Section 24, in Township 10 North, Range 21 East, in the Village of
Grafton, Ozaukee County, Wisconsin.

 

TOGETHER
WITH THE NON-EXCLUSIVE EASEMENT RIGHTS CREATED BY THE CROSS EASEMENT AGREEMENT
RECORDED AS DOCUMENT NO. 400200 IN VOLUME 610 AT PAGE 884, AS AMENDED BY
AMENDMENT NO. 1 TO CROSS EASEMENT AGREEMENT RECORDED AS DOCUMENT NO. 410701 IN
VOLUME 632 AT PAGE 984 AND AMENDMENT NO. 2 TO CROSS EASEMENT AGREEMENT RECORDED
AS DOCUMENT NO. 595569 IN VOLUME 1078 AT PAGE 919.

 

TOGETHER
WITH THE NON-EXCLUSIVE EASEMENTS CREATED BY THAT CERTAIN RECIPROCAL EASEMENT
AGREEMENT RECORDED AS DOCUMENT NO. 417729 IN VOLUME 647 AT PAGE 397.

 

Tax
I.D.:  100500303011

 

 

LEGAL DESCRIPTION

 

A
portion of the East half of Section 31, Township 9 North, Range 29 East, W.M.,
in Benton County, Washington, being more particularly described as follows:

 

Beginning
at the Southeast corner of said Section 31; thence North 0° 13’ 59” West
2,035.00 feet along the East line of said Section 31 to a point on the
centerline of Grandridge Boulevard as recorded under Auditor’s File No. 743134,
records of Benton County;

thence
North 79° 46’ 10” West, 272.47 feet along the centerline of said Grandridge
Boulevard to a point on the West right-of-way line of Columbia Center
Boulevard, said point being on a 4,955.60 feet radius curve concave to the West
(radius point bears North 79° 46’ 10” West); thence Northerly 70.43 feet along
the arc of said curve through a central angle of 0° 48’ 51” to a point of cusp
with a 30.00 feet radius curve concave to the Northwest (radius point bears
North 80° 35’ 03” West);

thence
Southwesterly 47.55 feet along the arc of said curve through a central angle of
90° 48’ 51”;

thence
North 79° 46’ 10” West 15.04 feet;

thence
continuing North 79o 46’ 10” West, 49.88 feet to the beginning of a 400.00 feet
radius curve concave to the South;

thence
Westerly, 268.76 feet along the arc of said curve through a central angle of
38° 29’ 51” to a point of reverse curvature with a 520.00 feet radius curve
concave to the North;

thence
Southwesterly Westerly and Northwesterly 652.91 feet along the are of said
curve through a central angle of 71° 56’ 26”;

thence
North 46° 19’ 35” West, 123.21 feet;

thence
North 0° 18’ 48” East, 444.73 feet to Point “A” and the True Point of
Beginning;

thence
continuing North 0° 18’ 48 “ East, 235.00 feet;

thence
South 89° 41’ 12” East, 361.97 feet to the Southwest corner of Cavanaugh’s
Motor Inn property as described under Auditor’s File No. 86-14669, records of
Benton County;

thence
continuing South 89° 41’ 12” East, 739.97 feet along the South line of said
property;

thence
South 1° 13’ 36” West, 81.25 feet to the beginning of a 4,940.10 feet radius
curve concave to the West;

thence
Southerly 98.53 feet along the arc of said curve through a central angle of 1°
08’ 34”;

thence
South 5° 40’ 17” West, 239.92 feet;

thence
South 4° 38’ 04” West, 12.45 feet;

thence
North 89° 41’ 12” West, 859.25 feet along the North edge of the existing Costco
Building Wall and a projection thereof;

thence
North 0° 18’ 48” East, 120.00 feet;

thence
North 89° 41’ 12” West, 35.00 feet;

thence
North 00° 18’ 48” East, 76.00 feet;

thence
North 89° 41’ 12” West, 180.50 feet to the said Point “A”.

 

Together
with

 

That
portion of the East half of Section 31, Township 9 North, Range 29 East, W.M., City
of Kennewick, Benton County, Washington, described as follows:

 

Commencing
at the Southeast corner of said Section 31;

thence
North 0° 13’ 59” West along the East line of said Southeast quarter 2,035.00
feet to the centerline of Grandridge Boulevard as shown on a record survey
filed in Book 1 of Surveys, at page 1063, records of Benton County Auditor;

thence
North 79° 46’ 10” West along the said centerline 242.97 feet to the
intersection of Columbia Center Boulevard;

 

 

thence
continuing along the said centerline of Grandridge Boulevard North 79° 46’ 10”
West 124.92 feet to a cased monument at the beginning of a curve to the left as
shown on said record survey, the radius point of which bears South 10° 13’ 50”
West 360.00 feet;

thence
Westerly along said curve for 241.89 feet to the point of reverse curvature of
a curve, the radius point of which bears North 28° 16’ 01” West 560.00 feet;

thence
Westerly along said curve 703.14 feet;

thence
North 43° 40’ 25” East 40.00 feet, to the Northerly right-of-way line of
Grandridge Boulevard;

thence
North 46° 19’ 35” West along said Northerly right-of-way line 123.21 feet;

thence
North 0° 18’ 48” East along the West line of said Record Survey No. 1063 for
679.73 feet;

thence
South 89° 41’ 12” East along said Survey for 291.97 feet, to the True Point of
Beginning;

 

Thence
South 89° 41’ 12” East along said line 70.00 feet, to the Southwest corner of a
Parcel conveyed to Goodale & Barbieri Companies by deed recorded under
Auditor’s File No. 86- 14669;

thence
North 00° 18’ 48” East 845.00 feet, to the Northwest corner of said deed and
the Southerly right-of-way of W. Quinault Avenue;

thence
North 89° 41’ 12” West along said right-of-way 80.00 feet to the Northeast
corner of a parcel shown on a record survey filed in Volume 1 of Surveys, Page
1465, records of Benton County, Washington;

thence
South 00° 18’ 48” West 322.50 feet to the Southeast corner of said parcel;

thence
South 10° 34’ 20” East 52.95 feet;

thence
South 0° 18’ 48” West 470.50 feet to the said True Point of Beginning.

 

Less
that portion of the following

 

That
portion of the Southeast quarter of the Southeast quarter of the Northeast
quarter of Section 31, Township 9 North, Range 29 East, W.M., Benton County,
Washington described as follows:

 

Commencing
at the East quarter corner of said Section, said corner being North 0° 13’ 59”
West 2,620.99 feet from the Southeast corner of said Section as depicted on a
record of Survey No. 176;

thence
North 63° 01’ 04” West 281.89 feet to the true point of beginning;

thence
North 00° 2’ 29” East 141.84 feet;

thence
North 89° 57’ 31” West 15.60 feet to the beginning of a curve to the right, the
radius point of which bears North 00° 2’ 29” East 4.50 feet;

thence
Northwesterly along said curve 7.10 feet;

thence
North 0° 27’ 14” East 13.78 feet;

thence
North 89° 32’ 46” West 150.00 feet;

thence
South 00° 2’ 29” West 160.01 feet;

thence
South 89° 32’ 46” East 170.00 feet to the said true point of beginning; Except
portion deeded to City of Kennewick under Auditor’s File No. 95-29765.

 

Together
with non-exclusive easement rights created by Cross-Easement Agreement by and
between Shopko Stores, Inc., a Minnesota Corporation and Costco Wholesale
Corporation, a Washington Corporation recorded October 13, 1988 as document
88-12303.

 

Together
with non-exclusive easement rights created by Easement and Maintenance
Agreement by and between D & C Ventures I Limited Partnership, Shopko
Stores, Inc., Kenwick Silvercloud Inn, L.P. and The Summit Group dated July 21,
1994 and recorded November 17, 1994 as document 94-36928.

 

Tax
I.D.:  1-3199-400-0002-005

 

 

LEGAL DESCRIPTION

 

Parcel
I:

 

Lot
2 in Block 1 of GATEWAY SUBDIVISION, according to the plat thereof, filed in
Book 57 of Plats at Pages 5271 through 5273, Records of Ada County, Idaho.

 

Parcel
II:

 

Easements
for pedestrian and vehicular ingress, egress, parking, passage and traffic and
for utilities as created by that certain Cross Easement Agreement, recorded
December 30, 1988, as Instrument No. 8863908, Assignment, recorded March 22,
1993, as Instrument No. 9320191, and First Amendment recorded November 4, 1999,
as Instrument No. 99107859, Records of Ada County, Idaho.

 

Tax
Parcel Numbers: R-3058-91-0205 & R-3058-91-0286

 

 

LEGAL DESCRIPTION

 

Parcel
A:  Parcel 1 as shown on Parcel Map LS-35-88,
being a portion of the southeast One-Quarter of Section 24, Township 32 North,
Range 5 West, M.D.M., filed for record November 17, 1988 in Book 27 of Parcel
Maps at Page 21, Shasta County Records, as corrected by Certificate of
Correction recorded in the Office of the County recorder on March 08, 1989 in
Book 2470 of Official Records at Page 454, records of Shasta County,
California.

 

Parcel
B:  Easements for ingress and egress by
vehicular and pedestrian traffic and the right of vehicular parking upon, over
and across those portions of Parcels 2, 3, 4, 5, 6, and 7 of Parcel Map
LS-35-88 referred to in Parcel A lying within the common area as defined in the
Agreement of Covenants, Conditions and Establishment of Restrictions and Grants
of Easements recorded November 17, 1988 in Book 2444 of Official Records at
Page 60; as amended as Instrument No. 1989-0004577, Book 2462, Page 121; as
amended as Instrument No. 1989-0031071 in Book 2520, Page 314 and as Instrument
No. 1999-0025824, Shasta County Records.

 

TAX
I.D. (113-320-014-000)

 

 

LEGAL DESCRIPTION

 

PARCEL
1:

 

Lot
1, SHOPKO 3500 SOUTH SUBDIVISION, according to the Official Plat thereof, on
file and of record in the Office of the Salt Lake County Recorder.

 

PARCEL
2:

 

Parcel
A, SHOPKO 3500 SOUTH SUBDIVISION, according to the Official Plat thereof, on
file and of record in the Office of the Salt Lake County Recorder, more
particularly described as:

 

Beginning
at a point on the North right of way line of 3500 South Street said point being
South 89°59’22” West along the Section line 645.0 feet and North 00°00’38” West
33.0 feet from the Southeast Corner of Section 25, Township 1 South, Range 2
West, Salt Lake Base and Meridian, and running thence North 00°00’38” West
117.00 feet; thence North 89°59’22” East 60.0 feet; thence South 00°00’38” East
117.00 feet to the afore-mentioned right of way line; thence along said right
of way line South 89°59’22” West 60.0 feet to the point of beginning.

 

Together
with non-exclusive easement rights created by Cross Easement Agreement recorded
as Entry No. 4738354 in Book 6105 at Page 892, as amended by Amendment No. 1 to
Cross Easement Agreement recorded as Entry No. 4804543 in Book 6146 at Page
2759 and Amendment No. 2 to Cross Easement Agreement recorded as Entry No. 9287430
in Book 9089 at Page 6268.

 

TAX
I.D. (14-25-476-012-0000)

 

 

LEGAL DESCRIPTION

 

Lot
Two (2) of Certified Survey Map #115, Doc. #1169362, filed in Volume 7 of La
Crosse County Certified Survey Maps, Page 115, La Crosse County, Wisconsin.

 

TOGETHER
WITH THE NON-EXCLUSIVE EASEMENTS CREATED BY THAT CERTAIN CROSS EASEMENT
AGREEMENT RECORDED AS DOCUMENT NO. 955171 IN VOLUME 723 AT PAGE 10, AS
CORRECTED BY AFFIDAVIT RECORDED AS DOCUMENT NO. 990021 IN VOLUME 785 AT PAGE 53
AND AMENDED BY ADDENDUM TO CROSS EASEMENT AGREEMENT RECORDED AS DOCUMENT NO.
1016928 IN VOLUME 833 AT PAGE 289.

 

Tax
I.D.:  18-3589-9

 

 

LEGAL DESCRIPTION

 

Parcel
I:

 

Lot
One (1), Certified Survey Map No. 3364 filed in the Office of the Register of
Deed for Winnebago County, Wisconsin on February 14, 1996, in Volume 1, on Page
3364, as Document No. 927218, being part of Lot 1, Certified Survey Map No.
2052, Volume 1 of Certified Survey Maps on Page 2052 being part of the
Northeast 1/4 of the Southeast 1/4 and part of the Southeast 1/4 of the
Northeast 1/4 of Section 29, Township 20 North, Range 17 East, City of Neenah,
Winnebago County, Wisconsin.

 

Parcel
II:

 

Easement
for the benefit of Parcel I created by Instrument executed by an between ShopKo
Stores, Inc. and Neenah Associates Limited Partnership dated September 11, 1989
and recorded on October 12, 1989 as Document No. 731618 for reciprocal easement
purposes including, but not limited to pedestrian and vehicular ingress,
egress, parking, passage and for utilities in, over, upon, across and through
the subject premises.

 

TAX
I.D.:  07-0616-01-00

 

 

LEGAL DESCRIPTION

 

Lot
one (1), Volume 18 Certified Survey Maps, Page 193, Map No. 2742, being all of
Lot Two (2), Volume 11 Certified Survey Maps, Page 199, Map No. 1735, being
part of Certified Survey Map’s 852, 612, 606, 596, all in part of the Northeast
1⁄4 of the Northeast 1⁄4, Section Fourteen (14), Township Thirty (30) North, Range
Twenty-Three (23) East, City of Marinette County, Wisconsin.

 

TOGETHER
WITH THE EASEMENT FOR INSTALLATION, REPAIR, MAINTENANCE, USE, REPLACEMENT AND
REMOVAL OF LIGHT POLES, LIGHTS, BASES, WIRES, CONDUITS, METERS AND ALL
APPARATUS RELATED THERETO GRANTED IN GRANT OF EASEMENT RECORDED AS DOCUMENT NO.
492492 IN VOLUME 3307 AT PAGE 1.

 

TOGETHER
WITH THE NON-EXCLUSIVE EASEMENTS CREATED BY THAT CERTAIN CROSS ACCESS AGREEMENT
RECORDED AS DOCUMENT NO. 490086 IN VOLUME 3223 AT PAGE 40.

 

TOGETHER
WITH THE NON-EXCLUSIVE EASEMENTS CREATED BY CROSS-EASEMENT AGREEMENT RECORDED:
MAY 1, 2000 VOLUME/JACKET/REEL: 8308 PAGE/IMAGE: 7 DOCUMENT NO. 600116 AND
ASSIGNED JUNE 30, 2000 IN DOCUMENT NO. 602436.

 

TAX
I.D.:  251-00632.008

 

 

LEGAL DESCRIPTION

 

PARCEL
1:

 

LOT
1, AMENDMENT TO LOT 1, BRIGHAM INTERMOUNTAIN DEVELOPMENT PLAT E, BRIGHAM CITY,
BOX ELDER COUNTY, UTAH

 

LESS
AND EXCEPTING THEREFROM: BEGINNING AT THE SOUTHEAST CORNER OF SAID LOT 1, AND
RUNNING THENCE NORTH 89°25’18” WEST 60.00 FEET ALONG THE SOUTH LINE OF SAID LOT
1, THENCE NORTH 1°02’21” EAST 51.67 FEET, THENCE SOUTH 88°57’39” EAST 32.00
FEET, THENCE NORTH 01°02’21” EAST 237.93 FEET, THENCE NORTH 28°57’39” WEST
46.66 FEET, THENCE NORTH 61°02’21” EAST 28.00 FEET, THENCE SOUTH 28°57’39” EAST
54.17 FEET TO THE EASTERLY LINE OF SAID LOT 1, THENCE SOUTH 01°02’21” WEST
296.62 FEET ALONG SAID EASTERLY LINE TO THE POINT OF BEGINNING.

 

PARCEL
2:

 

BEGINNING
AT THE SOUTHEAST CORNER OF LOT 1, BRIGHAM INTERMOUNTAIN DEVELOPMENT PLAT E, AND
RUNNING THENCE NORTH 89°25’18” WEST 60.00 FEET ALONG THE SOUTH LINE OF SAID LOT
1, THENCE NORTH 1°02’21” EAST 51.67 FEET, THENCE SOUTH 88°57’39” EAST 32.00
FEET, THENCE NORTH 01°02’21” EAST 237.93 FEET, THENCE NORTH 28°57’39” WEST
46.66 FEET, THENCE NORTH 61°02’21” EAST 28.00 FEET, THENCE SOUTH 28°57’39” EAST
54.17 FEET TO THE EASTERLY LINE OF SAID LOT 1, THENCE SOUTH 01°02’21” WEST
296.62 FEET ALONG SAID EASTERLY LINE TO THE POINT OF BEGINNING.

 

TOGETHER
WITH NON-EXCLUSIVE EASEMENT RIGHTS CREATED BY RECIPROCAL EASEMENT RECORDED
SEPTEMBER 13, 1989 AS ENTRY NO. 26169 IN BOOK 478 AT PAGE 471.

 

TOGETHER
WITH NON-EXCLUSIVE EASEMENT RIGHTS CREATED BY DECLARATION OF CROSS-EASEMENT AND
COVENANTS AND RESTRICTIONS AFFECTING LAND RECORDED SEPTEMBER 20, 1999 AS ENTRY
NO. 133178 IN BOOK 723 PAGE 140.

 

TAX
I.D. (03-146-0152)

TAX
I.D. (03-146-0156)

 

 

LEGAL DESCRIPTION

 

Lot
4A, Block 5, of Amended Plat of Lots 1 & 4 of Block 5 of Hogan Homestead
Subdivision, in the City of Billings, Yellowstone County, Montana, according to
the official plat on file in the office of the Clerk and Recorder of said
County, under Document #1363903.

 

Together
with non-exclusive easement rights created by Covenants, Conditions and
Restrictions recorded December 12, 1985, in Book/Roll 1284, Page 2089, under
Document #1375135 and Amendments November 20, 1989, Book/Roll 1342, page 1936
under Document #1542313, November 26, 1991, Book/Roll 1367, Page 3508 under
Document #1615674 and December 1, 1992, Book/Roll 1387, Page 304 under Document
#1662463.

 

Together
with non-exclusive easement rights created by Declaration of Reciprocal
Easements recorded May 21, 1982, in Book/Roll 1236, Page 2644, under Document
#1229749.

 

TAX
I.D.:  A25007

 

 

LEGAL DESCRIPTION

 

Beginning
on the West line of a Highway at a point North 89°59’16” West 171.98 feet along
the Section line and North 0°12’25” West 617.50 feet along said Highway line
from the Northeast Corner of Section 25, Township 2 North, Range 1 West, Salt
Lake Base and Meridian, and running thence North 0°12’25” West 417.70 feet;
thence South 89°47’35” West 1027.84 feet to the East right-of-way line of U.S.
Interstate Highway 15; thence along said right-of-way line South 0°56’00” West
208.88 feet to a point on a 895.37 foot curve to the left; thence Southeasterly
along the arc of said right-of-way curve 177.21 feet (Central angle
=11°20’27”); thence leaving said right-of-way North 89°47’35” East 478.03 feet;
thence South 0°12’25” East 32.70 feet; thence North 89°47’35” East 540.00 feet
to the point of beginning.

 

Less
and Excepting therefrom the following:

 

Beginning
on the West line of a Highway (500 West Street) at a point which is North
89°59’16” West 171.98 feet along the Section Line and North 0°12’25” West
989.50 feet along said Highway Line from the Southeast Corner of Section 24,
Township 2 North, Range 1 West, Salt Lake Base and Meridian, and running thence
South 0°12’25” East 150.00 feet along said Highway Line; thence South 89°47’35”
West 200.00 feet; thence North 0°12’25” West 150.00 feet; thence North
89°47’35” East 200.00 feet to the point of beginning.

 

Together
with non-exclusive easement rights created by Shopping Center Cross-Easement
and Maintenance Agreement (Gateway Crossing) recorded January 24, 1994 as Entry
No. 1091828 in Book 1715 at Page 220.

 

TAX
I.D. (06-039-0164)

TAX
I.D. (06-039-0147)

 

 

LEGAL DESCRIPTION

 

PARCEL
1 (FEE):

 

BEGINNING
AT THE INTERSECTION OF THE WEST LINE OF MAIN STREET AND THE NORTH LINE OF 900
NORTH STREET, SPANISH FORK, UTAH COUNTY, UTAH, WHICH POINT IS NORTH 00°18’26”
EAST ALONG MAIN STREET 66 FEET AND NORTH 89°33’00” WEST ALONG 900 NORTH STREET
4.00 FEET FROM THE NORTHEAST CORNER OF BLOCK 135, FLAT A, SPANISH FORK SURVEY
OF BUILDING LOTS, SAID POINT ALSO BEING SOUTH 285.21 FEET AND WEST 55.77 FEET
FROM THE EAST QUARTER CORNER OF SECTION 13, TOWNSHIP 8 SOUTH, RANGE 2 EAST,
SALT LAKE BASE AND MERIDIAN, AND RUNNING THENCE NORTH 00°18’26” EAST 1.0 FEET
WEST OF FENCE LINE 846.44 FEET TO THE SOUTHERLY RIGHT OF WAY LINE OF HIGHWAY
I-15 OFF RAMP, AND THE FOLLOWING 3 CALLS BEING ALONG SAID RIGHT OF WAY LINE: 1)
NORTH 69°22’05” WEST 38.65 FEET; 2) THENCE SOUTH 64°31’57” WEST 301.82 FEET TO
A NON-TANGENT POINT ON A 2804.79 FOOT RADIUS CURVE TO THE LEFT (CENTER BEARS
SOUTH 25°40’09” EAST AND HAS A CENTRAL ANGLE OF 07°30’27”); 3) THENCE
SOUTHWESTERLY ALONG THE ARC OF SAID CURVE 367.51 FEET; THENCE SOUTH 00°21’00”
WEST 374.94 FEET; THENCE SOUTH 89°33’00” EAST 125.00 FEET; THENCE SOUTH
00°21’00” WEST 170.00 FEET TO THE NORTH LINE OF 900 NORTH STREET; THENCE SOUTH
89°33’00” EAST 502.35 FEET ALONG SAID NORTH LINE TO THE POINT OF BEGINNING.

 

EXCEPTING
THEREFROM THE FOLLOWING DESCRIBED PARCELS 1A, 1B AND 1C:

 

1A:

 

BEGINNING
AT THE INTERSECTION OF THE WEST LINE OF MAIN STREET AND THE NORTH LINE OF 1000
NORTH STREET, SPANISH FORK, UTAH COUNTY, UTAH, WHICH POINT IS NORTH 00°18’26”
EAST 262.38 FEET AND NORTH 89°30’00” WEST 54.24 FEET FROM THE EAST QUARTER
CORNER OF SECTION 13, TOWNSHIP 8 SOUTH, RANGE 2 EAST, SALT LAKE BASE AND
MERIDIAN, AND RUNNING THENCE SOUTH 00°18’26” WEST 56.00 FEET ALONG SAID MAIN
STREET; THENCE NORTH 89°39’00” WEST 223.99 FEET TO A POINT ON A 15 FOOT RADIUS
CURVE TO THE LEFT (CENTER BEARS SOUTH 00°21’00” WEST AND HAS A CENTRAL ANGLE OF
90°00’00”); THENCE ALONG THE ARC OF SAID CURVE 23.56 FEET; THENCE SOUTH
00°21’00” WEST 476.50 FEET TO THE NORTH BOUNDARY OF 900 NORTH STREET; THENCE
NORTH 89°33’00” WEST 56.00 FEET ALONG SAID NORTH BOUNDARY; THENCE NORTH
00°21’00” EAST 547.41 FEET; THENCE SOUTH 89°39’00” EAST 294.94 FEET TO THE
POINT OF BEGINNING.

 

1B:

 

BEGINNING
AT A POINT WHICH IS NORTH 00°18’26” EAST 262.38 FEET AND NORTH 89°39’00” WEST
54.24 FEET FROM THE EAST QUARTER CORNER OF SECTION 13, TOWNSHIP 8 SOUTH, RANGE
2 EAST, SALT LAKE BASE AND MERIDIAN, AND RUNNING THENCE NORTH 89°39’00” WEST
626.40 FEET, MORE OR LESS, TO THE SOUTHERLY RIGHT OF WAY LINE OF THE I-15 OFF
RAMP AND THE FOLLOWING 3 CALLS BEING ON SAID RIGHT OF WAY LINE, SAID POINT ALSO
BEING ON A 2804.79 FOOT RADIUS CURVE TO THE RIGHT (CENTER BEARS SOUTH 32°56’46”
EAST AND HAS A CENTRAL ANGLE OF 07°28’43”); 1) THENCE ALONG THE ARC OF SAID
CURVE 366.10 FEET; 2) THENCE NORTH 64°31’57” EAST 301.82 FEET; 3) THENCE SOUTH
69°22’05” WEST 38.65 FEET TO THE WEST LINE OF MAIN STREET, A DEDICATED ROAD;
THENCE SOUTH 00°18’26” WEST 298.51 FEET ALONG SAID WEST LINE TO THE POINT OF
BEGINNING.

 

 

1C:

 

COMMENCING
AT A POINT LOCATED NORTH 00°28’26” WEST ALONG THE SECTION LINE 184.04 FEET AND
WEST 58.52 FEET FROM THE EAST QUARTER CORNER OF SECTION 13, TOWNSHIP 8 SOUTH,
RANGE 2 EAST, SALT LAKE BASE AND MERIDIAN; THENCE SOUTH 00°22’11” WEST 232.00
FEET; THENCE NORTH 88°34’29” WEST 96.01 FEET; THENCE NORTH 00°22’11” EAST
232.00 FEET; THENCE SOUTH 88°34’29” EAST 96.01 FEET TO THE POINT OF BEGINNING.

 

PARCEL
2 (EASEMENT):

 

A
NON-EXCLUSIVE ACCESS EASEMENT FOR REASONABLE INGRESS AND EGRESS TO AND FROM THE
ABOVE PROPERTY TO AND FROM 1000 NORTH STREET OVER THE FOLLOWING DESCRIBED
PROPERTY:

 

BEGINNING
AT A POINT WHICH IS NORTH 00°18’26” EAST 262.38 FEET AND NORTH 89°39’00” WEST
54.24 FEET FROM THE EAST QUARTER CORNER OF SECTION 13, TOWNSHIP 8 SOUTH, RANGE
2 EAST, SALT LAKE BASE AND MERIDIAN, AND RUNNING THENCE NORTH 89°39’00” WEST
160.00 FEET; THENCE NORTH 00°18’26” EAST 252.06 FEET TO THE SOUTHERLY RIGHT OF
WAY LINE OF THE I-15 OFF RAMP AND THE FOLLOWING 2 CALLS BEING ON SAID RIGHT OF
WAY; 1) THENCE NORTH 64°31’57” EAST 137.43 FEET; 2) THENCE SOUTH 69°22’05” EAST
38.65 FEET TO THE WEST LINE OF MAIN STREET, A DEDICATED ROAD; THENCE SOUTH
00°18’26” WEST 298.51 FEET ALONG SAID WEST LINE TO THE POINT OF BEGINNING.

 

PARCEL
3 (EASEMENT):

 

NON-EXCLUSIVE
EASEMENTS OVER AND ACROSS THE FOLLOWING DESCRIBED PROPERTIES, WHICH EASEMENTS
ARE TO BE USED FOR UNDERGROUND UTILITIES INCLUDING, BUT NOT LIMITED TO POWER
LINES AND NATURAL GAS LINES:

 

3A:

 

BEGINNING
AT A POINT ON THE NORTH LINE OF 900 NORTH STREET, SPANISH FORK, UTAH MEASURED
281.27 FEET SOUTH (DEEDED 278.50 FEET SOUTH) AND MEASURED 558.11 FEET WEST
(DEEDED 558.09 FEET WEST) FROM THE EAST QUARTER CORNER OF SECTION 13, TOWNSHIP
8 SOUTH, RANGE 2 EAST, SALT LAKE BASE AND MERIDIAN; THENCE NORTH 89°33’00” WEST
115.00 FEET ALONG THE NORTH LINE OF SAID 900 NORTH STREET TO THE TRUE POINT OF
BEGINNING; THENCE NORTH 89°33’00” WEST 10 FEET ALONG THE NORTH LINE OF SAID 900
NORTH STREET; THENCE NORTH 00°21’00” EAST 170 FEET; THENCE SOUTH 89°33’00” EAST
10 FEET; THENCE SOUTH 00°21’00” WEST 170 FEET TO THE POINT OF BEGINNING.

 

3B:

 

BEGINNING
AT A POINT WHICH IS NORTH 00°18’26” EAST 262.38 FEET AND NORTH 89°39’00” WEST
680.64 FEET FROM THE EAST QUARTER CORNER OF SECTION 13, TOWNSHIP 8 SOUTH, RANGE
2 EAST, SALT LAKE BASE AND MERIDIAN, AND RUNNING THENCE SOUTH 00°21’00” WEST
374.94 FEET TO THE NORTH LINE OF EASEMENT 3A ABOVE; THENCE SOUTH 89°33’00” EAST
10 FEET ALONG SAID NORTH LINE; THENCE NORTH 00°21’00” EAST 374.95 FEET; THENCE
NORTH 89°39’00” WEST 10 FEET TO THE POINT OF BEGINNING.

 

 

3C:

 

BEGINNING
AT A POINT WHICH IS NORTH 00°18’26” EAST 262.38 FEET AND NORTH 89°39’00” WEST
214.24 FEET FROM THE EAST QUARTER CORNER OF SECTION 13, TOWNSHIP 8 SOUTH, RANGE
2 EAST, SALT LAKE BASE AND MERIDIAN, AND RUNNING THENCE NORTH 89°39’00” WEST
466.40 FEET, MORE OR LESS, TO THE SOUTHERLY RIGHT OF WAY LINE OF THE I-I5 OFF
RAMP, SAID POINT ALSO BEING ON A 2804.79 FOOT RADIUS CURVE TO THE RIGHT (CENTER
BEARS SOUTH 32°56’46” EAST AND HAS A CENTRAL ANGLE OF 0°22’26”); THENCE 18.31
FEET ALONG THE ARC OF SAID CURVE AND SAID SOUTHERLY RIGHT OF WAY TO A POINT 10
FEET NORTH PERPENDICULAR FROM THE SOUTH LINE AS DESCRIBED ABOVE; THENCE SOUTH
89°39’00” EAST 451.06 FEET TO THE EAST BOUNDARY LINE OF JB’S PRESENT PROPERTY
LINE; THENCE SOUTH 00°18’26” WEST 10 FEET TO THE POINT OF BEGINNING.

 

PARCEL
4 (EASEMENT):

 

RIGHTS
OF INGRESS AND EGRESS ESTABLISHED BY CROSS-EASEMENT AGREEMENT BETWEEN SHOPKO
STORES, INC. AND HARMAN MANAGEMENT CORPORATION, RECORDED MAY 1,1991 AS ENTRY
NO. 16179 IN BOOK 2786 AT PAGE 800 OF OFFICIAL RECORDS:

 

BEGINNING
AT A POINT ON THE NORTH LINE OF 900 NORTH STREET, SPANISH FORK, UTAH, MEASURED
261.27 FEET SOUTH (DEEDED 276.50 FEET SOUTH) AND MEASURED 558.11 FEET WEST
(DEEDED 558.09) FEET WEST) FROM THE EAST QUARTER CORNER OF SECTION 13, TOWNSHIP
8 SOUTH, RANGE 2 EAST, SALT LAKE BASE AND MERIDIAN, AND RUNNING THENCE NORTH
89°33’00” WEST 125.00 FEET ALONG SAID 900 NORTH STREET; THENCE NORTH 00°21’00”
EAST 170.00 FEET; THENCE SOUTH 89°33’00” EAST 125.00 FEET; THENCE SOUTH
00°21’00” WEST 170.00 FEET TO THE POINT OF BEGINNING. NOTE: BEARINGS ROTATED
00°02’00” CCW FROM DEED BEARINGS TO MATCH THE NORTH LINE OF 900 NORTH STREET.
BEGINNING DISTANCES MEASURED TO MATCH THE NORTH LINE OF 900 NORTH STREET.

 

PARCEL
5:

 

NON-EXCLUSIVE
EASEMENT RIGHTS CREATED BY DECLARATION OF CROSS-EASEMENTS AND COVENANTS AND
RESTRICTIONS AFFECTING LAND DATED JUNE 26, 2003 BY AND BETWEEN SHOPKO STORES,
INC., A WISCONSIN CORPORATION AND JALS #5, LLC, A UTAH LIMITED LIABILITY
COMPANY RECORDED JUNE 30, 2003 AS ENTRY NO. 97899:2003 OF OFFICIAL RECORDS.

 

TAX
I.D. (24-049-0044)

TAX
I.D. (24-049-0066)

 

 

LEGAL DESCRIPTION

 

A
portion of the Northwest Quarter of Section 8, Township 5 North, Range 1 West,
Salt Lake Base and Meridian:

 

Beginning
at the Northeast Corner of the Northwest Quarter of said Section 8 and running
thence South 00°28’ West 104.97 feet to a point on a 175 foot radius curve to
the right (center bears North 84°33’00” West and has a central angle of
28°48’00”); thence along the arc of said curve 87.96 feet; thence South 34°15’00”
West 425.03 feet to the true point of beginning of this parcel and running
thence South 34°15’00” West 609.38 feet; thence North 52°46’00” West 164.96
feet; thence South 37°43’00” West 197.48 feet to a point of the Northerly line
of Washington Terrace Road as described in Book 160 at Page 517 of the Official
Records of Weber County, said point also being a point on a 345 foot radius
curve to the left (center bears South 50°38’20” West and has a central angle of
10°14’50”); thence Northwesterly along the arc of said curve and said road
61.70 feet; thence North 37°42’00” East 110.98 feet; thence North 48°41’00”
West 80.86 feet; thence North 39°55’00” East 272.21 feet; thence North
51°27’52” West 14.76 feet to a fence corner; thence along said fence North 51°27’52”
West 367.09 feet; thence North 38°02’43” East 19.05 feet; thence North
51°59’43” West 198.76 feet to the Easterly line of Riverdale Road; thence North
38°21’00” East 402.99 feet along said Easterly line; thence South 51°48’01”
East 493.55 feet; thence South 38°21’00” West 10.72 feet; thence South
51°48’01” East along a building line 342.00 feet to the place of beginning.

 

Together
with non-exclusive easement rights created Cross-Easement Agreement dated April
1, 1990 by and between ShopKo Stores, Inc. dba UvalKo ShopKo Stores, Inc.
(ShopKo), F.C. Stangl, III, dba F.C. Stangl Construction Company (Developer),
Alan Canter, an individual (Canter) and Toys “R” Us, Inc. (Toys) and May 1,
1990 recorded 1107699 in Book 1579 at Page 2298 of Official Records.

 

TAX
I.D. (06-029-0027)

 

 

LEGAL DESCRIPTION

 

Beginning
at a point on the West right of way of 1300 East and the South right of way
line of Stringham Avenue, said point is South 89°56’22” West 30.273 feet and
South 00°11’46” West 33.00 feet from a monument in the intersection of
Stringham Avenue and 1300 East Street; thence South 89°56’22” West 136.50 feet
to the Northwest Corner of Lot 43, Block 4, Union Heights; thence South
00°12’04” West 315.345 feet; thence South 79°06’15” West 37.669 feet; thence South
79°06’15” West 62.488 feet; thence South 75°32’34” West 124.634 feet; thence
South 89°56’42” West 629.538 feet; to the East line of Highland Drive; thence
North 20°05’15” West 80.894 feet along said East line; thence North 89°56’42”
East 100.601 feet to the Southeast Corner of Lot 1, of said Block 4; thence
North 00°12’04” East 71.527 feet; thence North 89°56’37” East 8.00 feet; thence
North 00°12’04” East 73.029 feet; thence North 89°56’32” East 1.85 feet; thence
North 00°12’04” East 8.00 feet; thence North 00°09’17” East 136.549 feet to the
Northwest Corner of Lot 12, of said Block 4; thence North 00°03’38” West 33.00
feet; thence South 89°56’22” West 24.354 feet; thence North 00°03’38” West
36.140 feet to a point on the West line of Lot 90, Block 5, Union Heights;
thence North 89°51’54” East 362.600 feet; thence North 00°08’06” West 149.029
feet; thence North 89°59’17” East 354.275 feet; thence South 00°11’46” West
178.914 feet; thence North 89°59’17” East 211.997 feet to the West right of way
line of 1300 East Street; thence along said right of way line South 00°11’46”
West 39.245 feet to the point of beginning.

 

Also,
known as Parcel 4, SUGARHOUSE CENTER, according to the Official Plat thereof,
on file and of record in the Office of the Salt Lake County Recorder.

 

Together
with rights under the following four easement documents:

 

1.
A Cross-Easement Agreement executed July 13, 1990 being recorded August 9, 1990
as Entry No. 4951043 in Book 6243 at Page 1178 of Official Records, First
Amendment to Cross-Easement Agreement being recorded May 24, 1991 as Entry No.
5071522 in Book 6319 at Page 1015 of Official Records.

 

2.
Easement Deed executed April 10, 1990 being recorded August 9, 1990 as Entry
No. 4951044 in Book 6243 at Page 1234 of Official Records.

 

3.
Easement Deed executed May 21, 1990 being recorded August 9, 1990 as Entry No.
4951045 in Book 6243 at Page 1238 of Official Records.

 

4.
Easement Deed executed May 8, 1990 being recorded August 9, 1990 as Entry No.
4951046 in Book 6243 at Page 1242 of Official Records.

 

TAX
I.D. (16-20-276-037-0000)

 

 

LEGAL DESCRIPTION

 

Lot
1A-1 of the ShopKo Minor Subdivision in the City of Helena, Lewis and Clark
County, Montana, as shown on the Final Plat filed under Doc. No. 3042910.

 

Together
with non-exclusive easement rights created by Declaration of Restrictions and
Grant of Easements recorded in M Book 15 of Records, page 3109 and amendments
recorded in M Book 16 of Records, page 6682, in M Book 19 of Records, page
3276, and in M Book 29 of Records, page 4036.

 

Tax
I.D.: 1888-17-3-01-01-0000

 

 

LEGAL DESCRIPTION

 

The
land referred to is situated in the State of Minnesota, County
of St. Louis and described as follows:

 

That
part of Lot 7, Block 1 of the recorded subdivision of Watson Centers
Subdivision, Saint Louis County, Minnesota, described as follows:

 

Beginning
at the northeast corner of the SW1/4-NW1/4 of Section 20, Township 50 North,
Range 14 West being the northwest corner of Lot 8, Block 1 of said Watson
Centers Subdivision; thence South 00 degrees 41 minutes 30 seconds East, along
the east line of said Lot 7 a distance of 330.97 feet to the southeast corner
of said Lot 7; thence South 89 degrees 16 minutes 30 seconds West, along the
south line of said Lot 7 a distance of 73.81 feet to an angle point in the
boundary of said Lot 7; thence North 09 degrees 37 minutes 44 seconds East,
continuing along the boundary line of said Lot 7 a distance of 103.23 feet to
an angle point in said boundary; thence North 80 degrees 31 minutes 43 seconds
West, continuing along the boundary line of said Lot 7 a distance of 28.66
feet; thence North 00 degrees 36 minutes 59 seconds West a distance of 166.32
feet; thence South 89 degrees 13 minutes 02 seconds West a distance of 152.91
feet; thence South 00 degrees 36 minutes 59 seconds East a distance of 148.43
feet to the south line of said Lot 7; thence South 89 degrees 13 minutes 02
seconds West, along said south line a distance of 49.44 feet to an angle point
in said south line; thence North 60 degrees 32 minutes 29 seconds West, along
the southwesterly line of said Lot 7 a distance of 335.14 feet to an angle
point in said southwesterly boundary; thence North 00 degrees 46 minutes 58
seconds West, along the west line of said Lot 7 a distance of 259.01 feet to an
angle point in said west line; thence North 89 degrees 13 minutes 02 seconds
East, continuing along the boundary of said Lot 7 a distance of 31.50 feet to
an angle point in said boundary line; thence North 34 degrees 55 minutes 09
seconds East, continuing along the boundary line of said Lot 7 a distance of
71.82 feet to an angle point in said boundary line; thence North 89 degrees 13
minutes 02 seconds East, continuing along the boundary line of said Lot 7 a
distance of 61.46 feet to an angle point in said boundary line; thence North 00
degrees 46 minutes 58 seconds West, continuing along the boundary line of said
Lot 7 a distance of 182.68 feet to an angle point in said boundary line; thence
South 89 degrees 13 minutes 02 seconds West, continuing along the boundary line
of said Lot 7 a distance of 88.12 feet to an angle point in said boundary line;
thence North 00 degrees 46 minutes 58 seconds West, continuing along the
boundary line of said Lot 7 a distance of 193.86 feet to the northwest corner
of said Lot 7; thence North 89 degrees 15 minutes 02 seconds East, along the
north line of said Lot 7 a distance of 530.07 feet to the northeast corner of
said Lot 7; thence South 00 degrees 41 minutes 07 seconds East, along the east
line of said Lot 7 a distance of 655.98 feet to the point of beginning.

 

Together
with non-exclusive easements created by Covenants, Restrictions and Reciprocal
Easement Agreement dated September 24, 1992, recorded October 9, 1992, as
Document No. 555104 and Amendment dated November 20, 1992, recorded February 9,
1993, as Document No. 560365.

 

Tax
Parcel No: Part of 010-4445-00071

 

 

LEGAL DESCRIPTION

 

Lot
2 of Certified Survey Map recorded in Volume 13 on pages 258 and 259, being
part of Lot 1 of the certified survey map recorded in Volume 10 on page 234,
being located in a part of the Northeast 1/4 of the Southwest 1/4, the
Southeast 1/4 of the Southwest 1/4 and the Northwest 1/4 of the Southeast 1/4
all in Section 21, Township 15 North, Range 23 East, in the City of Sheboygan,
Sheboygan County, Wisconsin.

 

TOGETHER
WITH THE NON-EXCLUSIVE EASEMENTS CREATED BY THAT CERTAIN CROSS-EASEMENT AND
DECLARATION OF RESTRICTIVE COVENANTS RECORDED IN VOLUME 1250, PAGE 485 AS
DOCUMENT NO. 1359227; AS AMENDED IN VOLUME 1486, PAGE 150 AS DOCUMENT NO.
1468835.

 

Tax
I.D. No.:  59281-215104

 

 

LEGAL DESCRIPTION

 

LOT
3 OF THE REPLAT OF LOT C OF LOWELL PARK PLAZA SUBDIVISION LOCATED IN THE
SOUTHEAST QUARTER (SE 1/4) OF SECTION THIRTY (30) TOWNSHIP TWENTY-TWO (22)
NORTH, RANGE 9 EAST OF THE FOURTH PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT
THEREOF RECORDED IN BOOK J OF PLATS, PAGE 91, AS DOCUMENT 519364, IN LEE
COUNTY, ILLINOIS.

 

TOGETHER WITH THE
NON-EXCLUSIVE EASEMENTS CREATED BY DECLARATION OF EASEMENTS, RESTRICTIONS AND
OPERATING AGREEMENT MADE BY AND BETWEEN SHOPKO STORES, INC., AND EAGLE FOOD
CENTERS, INC., DATED APRIL 6, 1993 AND RECORDED APRIL 6, 1993 IN BOOK 9304,
PAGE 583 AS DOCUMENT 519403.

 

TAX
PARCEL NUMBER: 07-02-30-427-013

 

 

LEGAL DESCRIPTION

 

Lot
1 of Certified Survey Map No. 1487 recorded in Volume 4 of Certified Survey
Maps of Green County on pages 468 and 469, being part of the Southeast 1/4 of
the Northeast 1/4 of Section 33, in Township 2 North, Range 7 East of the
Fourth Principal Meridian, in the City of Monroe, Green County, Wisconsin,
Excepting that portion conveyed by deed recorded as Document No. 407637 and
further described as a portion of Lot 1 of Certified Survey Map No. 1487,
recorded in Volume 4 of Certified Survey Maps of Green County on pages 468 and
469, being part of the Southeast 1/4 of the Northeast 1/4 of Section 33, in
Township 2 North, Range 7 East of the Fourth Principal Meridian, in the City of
Monroe, Green County, Wisconsin, described as follows:

Commencing at the Northeast corner of Lot 2 of Certified Survey Map No. 1487,
thence South 89 degrees 47 minutes 25 seconds West, 231.00 feet, thence North 0
degrees 00 minutes 0 seconds East, 16.5 feet, thence North 89 degrees 47
minutes 25 seconds East, 231.00 feet, thence South 0 degrees 00 minutes 00
seconds West 16.5 feet to the point of beginning.

 

TOGETHER
WITH THE NON-EXCLUSIVE EASEMENTS CREATED BY THAT CERTAIN DECLARATION OF
CROSS-EASEMENTS AND COVENANTS AND RESTRICTIONS AFFECTING LAND RECORDED IN
VOLUME 560, PAGE 154, AS DOCUMENT NO. 375898; AS AMENDED IN VOLUME 644, PAGE
874, AS DOCUMENT NO. 407638.

 

TOGETHER
WITH DRAINAGE DITCH, SANITARY AND STORM SEWER EASEMENTS RECORDED IN VOLUME 474,
PAGE 389, AS DOCUMENT NO. 341580.

 

Tax
I.D.:  23-251-3900-0000

 

 

LEGAL DESCRIPTION

 

The
land referred to is situated in the County of Houghton, City of Houghton, State
of Michigan, is described as follows:

 

Parcel
A

A parcel of land in the Southwest 1/4 of Section 35, Town 55 North, Range 34
West, Houghton County, Michigan, commencing at the Southwest corner of Section
35, Town 55 North, Range 34 West; thence North 89 degrees 58 minutes 35 seconds
East 841.28 feet along the South section line to a point on the East boundary
of the recorded Plat of OAK GROVES ESTATES; thence North 14 degrees 44 minutes
06 seconds East 420.38 feet to the Northeast corner of Outlot A of said plat
and point of beginning; thence North 89 degrees 54 minutes 21 seconds 599.69
feet along the North line of Outlot A of said plat; thence North 00 degrees 00
minutes 37 seconds East, 414.92 feet along the East line of Lots 16, 15 and 14
of said plat; thence North 85 degrees 38 minutes 31 seconds East, 642.63 feet
along the South lines of Lots 12 through 8 of said plat; thence South 00
degrees 00 minutes 16 seconds East, 120.20 feet; thence South 89 degrees 58
minutes 13 seconds East, 134.45 feet; thence due South, 394.09 feet; thence
South 75 degrees 04 minutes 09 seconds West 209.98 feet; thence North 14
degrees 44 minutes 06 seconds East, 107.25 feet to the point of beginning.

 

Excepting
therefrom Parcels 1 and 2 described as follows:

Parcel 1

A parcel of land in the Southwest 1/4 of Section 35, Town 55 North, Range 34
West, Houghton County, Michigan, commencing at the Southwest corner of Section
35, Town 55 North, Range 34 West; thence North 89 degrees 58 minutes 35 seconds
East 841.28 feet along the South section line to a point on the East boundary
of the recorded plat of OAK GROVES ESTATES; thence North 14 degrees 44 minutes
06 seconds East, 420.38 feet to the Northeast corner of Outlot “A: of said
Plat; thence North 164.49 feet to the Point of beginning thence North 160.00
feet; thence East 145.61 feet; thence South 160.00 feet; thence West, 145.61
feet to the Point of Beginning.

 

Parcel
2

A parcel of land in the Southwest 1/4 of Section 35, Town 55 North, Range 34
West, Houghton County, Michigan, commencing at the Southwest corner of Section
35, Town 55 North, Range 34 West; thence North 89 degrees 58 minutes 35 seconds
East, 841.28 feet along the South section line to a point on the East boundary
of the recorded Plat of OAK GROVES ESTATES; thence North 14 degrees 44 minutes
06 seconds East 313.13 feet to the Point of beginning; thence North 14 degrees
44 minutes 06 seconds East, 107.25 feet to the Northeast corner of Outlot “A;
thence North 77.39 feet; thence East 145.61 feet; thence South 135.00 feet;
thence South 75 degrees 04 minutes 09 seconds West 178.93 feet to the Point of
Beginning.

 

Parcel
B

A parcel of land in the Southwest 1/4 of Section 35, Town 55 North, Range 34
West, Houghton County, Michigan, commencing at the Southwest corner of Section
35, Town 55 North, Range 34 West; thence North 89 degrees 58 minutes 35 seconds
East 841.28 feet along the South section line to a point on the East boundary
of the recorded Plat of OAK GROVES ESTATES; thence North 14 degrees 44 minutes
06 seconds East 313.13 feet to the Southeast corner and point of beginning of
Parcel B, being a part of Outlot A of said plat; thence 56.88 feet along a
curve with a radius of 218.28 feet to the right having a chord bearing of South
82 degrees 32 minutes 05 seconds East 56.72 feet; thence West 78.96

 

 

feet;
thence North 50.22 feet; thence West 327.00 feet; thence North 61.68 feet;
thence South 89 degrees 54 minutes 21 seconds East 489.48 feet along the North
line of Outlot A of said plat; thence South 14 degrees 44 minutes 06 seconds
West 107.25 feet along the East line of Outlot A of said plat to the point of
beginning.

 

Together
with Non Exclusive Easement as created, limited and defined in Cross Easement
Agreement recorded in Liber 93 of Miscellaneous Records, page 489.

 

Tax
Item No. 052-185-005-20

 

 

LEGAL DESCRIPTION

 

LOT
3 IN THE FINAL PLAT OF SHOPKO SUBDIVISION, BEING A SUBDIVISION OF PART OF THE
SOUTHWEST 1/4 OF SECTION 6, TOWNSHIP 26 NORTH, RANGE 8, EAST OF THE FOURTH
PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 23, 2005,
AS DOCUMENT 70062, SITUATED IN THE CITY OF FREEPORT, STEPHENSON COUNTY,
ILLINOIS.

 

TAX
PARCEL NUMBERS: 04-19-06-300-083 & 18-19-06-300-079

 

 

LEGAL DESCRIPTION

 

Lot
2 of Pine Tree Plaza, as recorded in Cabinet “C”, Slide 57, being a part of the
Southeast 1/4 and Southwest 1/4 of the Southeast 1/4 of Section 17 and part of
the Northeast 1/4 and Northwest 1/4 of the Northeast 1/4 of Section 20, in
Township 2 North, Range 16 East, in the City of Delavan, Walworth County,
Wisconsin.

 

TOGETHER
WITH THE NON-EXCLUSIVE EASEMENTS CREATED BY THAT CERTAIN AMENDED AND RESTATED
DECLARATION OF CROSS-EASEMENTS AND COVENANTS AND RESTRICTIONS AFFECTING LAND,
RECORDED IN VOLUME 635, PAGE 2615, AS DOCUMENT NO. 307058.

 

Tax
I.D.:  XPIN 00002

 

 

LEGAL DESCRIPTION

 

That
portion of Government Lots 4 and 5 lying within the fractional Northwest
quarter of Section 3, Township 24 North, Range 43 East, W.M. in the City of
Spokane County, Washington, lying Easterly of Regal Road C.P.H. 52 and the
Palouse Highway S.R.P. No. 16, being more particularly described as follows:

 

Beginning
at a point on the West line of said Government Lot 5, 796.00 feet, North
01°09’46” East of the Southwest corner of said Lot 5;

Thence
South 88°50’14” East, 495.00 feet to the true point of beginning;

Thence
North 01°09’46” East, 16.50 feet;

Thence
North 88°50’14” West, 187.00 feet to the point of intersection of the
centerline of the Palouse Highway S.R.P. No. 16 (Vacated);

Thence
North 48°12’32” West along said centerline 23.39 feet to the point of beginning
of a curve to the right the radius of which bears North 41°47’28” East, 1146.00
feet;

Thence
along said centerline and curve to the right, through central angle of
23°45’02”, an arc distance of 475.05 feet to the Easterly right of way line of
Regal Street;

Thence
North 08°53’14” West along said right of way line, 47.14 feet;

Thence
South 89°05’20” East, 214.67 feet; 

Thence
North 00°00’29” West, 86.16 feet;

Thence
North 26°37’23” East, 22.38 feet;

Thence
North 00°00’ West, 118.79 feet to a point on the Southerly right of way line of
44th Avenue, said point being on a curve to the right the radius of which bears
South 06°54’08” East, a distance of 720.00 feet 

Thence
along said right of way line and curve to the right, through a central angle of
6°53’39”, an arc distance of 86.63 feet to a point of tangency;

Thence
North 89°59’31” East, along said right of way line, 681.84 feet;

Thence
South 00°51’16” West, 699.33 feet;

Thence
North 89°50’14” West, 491.78 feet, to the true point of beginning.

 

Together
with non-exclusive easement rights created by Declaration of Cross-Access
Easement recorded February 5, 2004 as document no. 5031129.

 

Tax
I.D.: 34032-9138

 

 

LEGAL DESCRIPTION

 

Lot
2, certified survey map, recorded in Volume 10 of certified survey maps, page
2728, Document No. 512575, being a part of the Northwest 1/4 of the Southeast
1/4; the Southwest 1/4 of the Southeast 1/4 and the Southeast 1/4 of the
Southeast 1/4 of Section 25, Township 28 North, Range 19 West, City of River
Falls, St. Croix County, Wisconsin.

 

TOGETHER
WITH THE NON-EXCLUSIVE EASEMENTS CREATED BY THAT CERTAIN COVENANTS AND
RESTRICTIONS AFFECTING LAND AND DECLARATION OF CROSS-EASEMENTS, RECORDED IN
VOLUME 1066, PAGE 106, DOCUMENT NO. 513357; AS AMENDED IN VOLUME 1361, PAGE
489, DOCUMENT NO. 588133 AND IN VOLUME 2587, PAGE 20, DOCUMENT NO. 764596.

 

TAX.I.D.:  276-1040-30-230

 

 

LEGAL DESCRIPTION

 

Parcel 1:

 

Lot 4 in Barron County
Certified Survey Map No. 5273, Volume 36, Page 96 recorded on February 9, 2006
by the Register of Deeds, Barron County, Wisconsin, being a part of Barron
County Certified Survey Map No. 3273, Volume 23, Page 53, located in part of
the Northwest Quarter of the Southwest Quarter (NW-SW) of Section 33, Township 35
North, Range 11 West (T35N-R11W), City of Rice Lake, Barron County, Wisconsin,
as more particularly described as follows:

 

Commencing at the West
quarter corner of said Section 33; thence S 80°15’45” E, 493.47 feet to the
Northeast corner of Lot 1 of C.S.M. V.31 P.29, and the point of beginning
(P.O.B.) of said parcel; thence along the south right-of-way of C.T.H. O along
the arc of a curve deflecting to the left (northerly) that has a radius of
11,559.16 feet and a chord of 278.28 feet that bears N 88°07’36” E, 278.28
feet; thence N 87°27’01” E and continuing along said right-of-way, 136.32 feet
to the Northwest corner of parcel a of C.S.M. V.22 P.74; thence S 0°24’24” W
along the west line of said parcel a, 259.83 feet; thence S 89°36’00” E along
the south line of said parcel a, 120.00 feet to the Northwest corner of Lot 1
of C.S.M. V.32 P.32; thence S 0°03’44” W along the west line of said Lot 1,
381.02 feet to the northerly right-of-way of Pioneer Avenue; thence along said
right-of-way along the arc of a curve deflecting to the left (southerly) that
has a radius of 252.36 feet and a chord of 258.41 feet that bears S 46°24’01”
W, 271.29 feet; thence S 88°59’05” W along the north right-of-way of college
drive, 303.16 feet; thence continuing along said right-of-way along the arc of
a curve deflecting to the right (northerly) that has a radius of 100.00 feet
and a chord of 130.76 feet that bears N 50°11’14” W, 142.52 feet; thence N
9°21’32” W and continuing along said right-of-way, 541.98 feet to the Southwest
corner of Lot 1 of said C.S.M. V. 31 P.29; thence N 88°58’51” E along the south
line of said Lot 1, 147.94 feet to the Southeast corner of said Lot 1; thence N
0°20’46” W along the east line of said Lot 1, 188.98 feet to the P.O.B.

 

Said parcel contains 10.054
acres (437,934 S.F.), more or less; EXCEPTING THEREFROM Lots 1, 2 and 3 of
Barron County Certified Survey Map No. 3273, Volume 23, Page 53, and after said
exception, said Lot 4 contains 7.195 acres (313,420 square feet), more or less.

 

Parcel 2:

 

A
non-exclusive 45-foot wide access easement for ingress and egress, in favor of
Parcel 1, over Lot 1 of Certified Survey Map 32-32, Map No. 4589, a part of the
Northwest 1/4 of the Southwest 1/4 of Section 33, Township 35 North, Range 11
West, in the City of Rice Lake, Barron County, Wisconsin.

 

Parcel 3:

 

Together with the
non-exclusive easements created by that certain Declaration of Cross Easements
and Covenants and Restrictions Affecting Land, recorded in Volume 910, Page
456; as amended in Volume 910, page 481 and Volume 981, page 322.

 

Tax
I.D.:  276-8001-55-000

 

 

 

LEGAL DESCRIPTION

 

LOT
1 AS DESIGNATED UPON THE PLAT OF BIG THUNDER BEING PART OF THE SOUTHWEST
QUARTER OF SECTION 23, TOWNSHIP 44 NORTH, RANGE 3, EAST OF THE THIRD PRINCIPAL
MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED OCTOBER 6, 1994 AS DOCUMENT
NUMBER 94-7489, ENVELOPE 142-B, IN THE RECORDER’S OFFICE OF BOONE COUNTY,
ILLINOIS.

 

TOGETHER
WITH NON-EXCLUSIVE EASEMENTS AS CREATED BY DECLARATION OF CROSS-EASEMENTS AND
COVENANTS AND RESTRICTIONS AFFECTING THE LAND MADE BY SHOPKO STORES, INC., BIG
THUNDER DEVELOPMENT CO., INC., AND JOHN T. WOLF, AS TRUSTEE UNDER TRUST
AGREEMENT DATED MAY 29, 1992 AND KNOWN AS JOHN T. WOLF DECLARATION OF TRUST;
DATED MARCH 31, 1995 AND RECORDED MARCH 31, 1995 AS DOCUMENT 95-1623.

 

Tax
Parcel Number: 05-23-303-003

 

 

LEGAL DESCRIPTION

 

Lot
C, ShopKo Subdivision, according to the plat thereof, recorded under Auditor’s
File No. 583629, records of Whitman County, Washington.

 

Lot
1 of Shopko Short Plat No. 1, according to plat thereof recorded under
Auditor’s File No. 667163, records of Whitman County, Washington.

 

Together with non-exclusive
easement rights created by Slope Easement Agreement executed by and between
ShopKo Stores, Inc., a Minnesota Corporation and William M. Chipman and Carol
G. Chipman, recorded May 3, 1995 as document no. 576809.

 

Together
with non-exclusive easement rights created by Declaration of Cross-Easements
and Covenants and Restrictions Affecting Land, dated January 27, 2006, and
recorded January 31, 2006 as document no. 669168.

 

TAX
I.D.:  1-1317-99-00-01-0000

 

 

LEGAL DESCRIPTION

 

TRACT
I:

 

A
PART OF THE EAST HALF OF LOTS ONE (1) AND TWO (2) OF I. O. WOODRUFF’S
SUBDIVISION OF THE WEST HALF OF THE NORTHEAST QUARTER OF SECTION SIX (6), IN
TOWNSHIP TWO (2) SOUTH OF THE BASE LINE AND IN RANGE EIGHT (8) WEST OF THE
FOURTH PRINCIPAL MERIDIAN, ADAMS COUNTY, ILLINOIS, BEING MORE PARTICULARLY
BOUNDED AND DESCRIBED AS FOLLOWS, TO-WIT: 
COMMENCING AT A POINT ON THE SOUTH LINE OF BROADWAY, SAID POINT BEING
FORTY-TWO AND FORTY-NINE HUNDREDTHS (42.49) FEET WEST OF THE WEST LINE OF THE
EAST THREE (3) ACRES OF LOTS ONE (1) AND TWO (2) OF SAID I. O. WOODRUFF’S
SUBDIVISION AND SIXTY-SIX (66) FEET SOUTH OF THE NORTH LINE OF THE NORTHEAST
QUARTER OF SAID SECTION SIX (6), THENCE SOUTH 00o 14’ WEST PERPENDICULAR TO
SAID SOUTH LINE OF BROADWAY ONE HUNDRED SEVENTY-FIVE (175) FEET, THENCE SOUTH
89o 46’ EAST PARALLEL WITH SAID SOUTH LINE OF BROADWAY TWO HUNDRED TWENTY-SEVEN
(227) FEET TO A POINT ON THE WEST LINE OF 33RD STREET, THENCE SOUTH 01o 20’ 04”
WEST ALONG SAID WEST LINE ONE HUNDRED SEVENTY-ONE AND EIGHTY-TWO HUNDREDTHS
(171.82) FEET, THENCE NORTH 88o 39’ 56” WEST ALONG SAID WEST LINE TEN (10)
FEET, THENCE SOUTH 01o 20’ 04” WEST ALONG TWO HUNDRED EIGHTY-SIX AND SEVEN
HUNDREDTHS (286.07) FEET TO A POINT ON THE SOUTH LINE OF SAID LOT TWO (2), SAID
POINT BEING FORTY-TWO AND SIXTY-THREE HUNDREDTHS (42.63) FEET FROM THE
SOUTHEAST CORNER OF SAID LOT TWO (2), THENCE NORTH 89o 41’ 32” WEST ALONG THE
SOUTH LINE OF SAID LOT TWO (2) A DISTANCE OF SIX HUNDRED THREE AND TWO
HUNDREDTHS (603.02) FEET TO THE SOUTHWEST CORNER OF THE EAST HALF OF SAID LOTS
ONE (1) AND TWO (2), THENCE NORTH 00o 23’ 24” EAST ALONG THE WEST LINE OF THE
EAST HALF OF SAID LOTS ONE (1) AND TWO (2) A DISTANCE OF SIX HUNDRED TWENTY-ONE
AND EIGHTY-THREE HUNDREDTHS (621.83) FEET TO A POINT ON THE SOUTH LINE OF
BROADWAY, SAID POINT BEING SEVENTY-SIX (76) FEET SOUTH OF THE NORTH LINE OF THE
NORTHEAST QUARTER OF SAID SECTION SIX (6), THENCE SOUTH 89o 46’ EAST ALONG SAID
SOUTH LINE ONE HUNDRED ONE AND FORTY-SEVEN HUNDREDTHS (101.47) FEET, THENCE
NORTH 00o 14’ EAST ALONG SAID SOUTH LINE TEN (10) FEET, THENCE SOUTH 89o 46’
EAST ALONG SAID SOUTH LINE TWO HUNDRED NINETY-ONE AND SIXTY-FIVE HUNDREDTHS
(291.65) FEET TO THE POINT OF BEGINNING, CONTAINING 7.965 ACRES, ALL AS SHOWN
ON A PLAT OF SURVEY MADE BY KLINGNER AND ASSOCIATES, P.C. RECORDED IN BOOK 14
OF PLATS, AT PAGE 625, IN THE OFFICE OF THE ADAMS COUNTY RECORDER OF DEEDS TO
WHICH PLAT REFERENCE IS MADE FOR GREATER CERTAINTY, SITUATED IN THE CITY OF
QUINCY, COUNTY OF ADAMS AND STATE OF ILLINOIS.

 

TRACT
II:

 

A
PART OF THE EAST HALF OF LOTS 1 AND 2 OF I. O. WOODRUFF’S SUBDIVISION OF THE
WEST HALF OF THE NORTHEAST QUARTER OF SECTION 6 IN TOWNSHIP 2 SOUTH OF THE BASE
LINE AND IN RANGE 8 WEST OF THE FOURTH PRINCIPAL MERIDIAN, ADAMS COUNTY,
ILLINOIS, BEING MORE PARTICULARLY BOUNDED AND DESCRIBED AS FOLLOWS, TO-WIT:

 

COMMENCING
AT A POINT ON THE SOUTH LINE OF BROADWAY, SAID POINT BEING 42.49 FEET WEST OF
WEST LINE OF THE EAST 3 ACRES OF LOTS 1 AND 2 OF SAID I. O. WOODRUFF’S
SUBDIVISION AND 66 FEET SOUTH OF THE NORTH LINE OF THE NORTHEAST QUARTER OF
SAID SECTION 6, THENCE SOUTH 89o 46’ EAST ALONG SAID SOUTH LINE 211.86 FEET TO
A POINT 39.63 FEET FROM THE EAST LINE OF LOT 1 OF SAID I. O. WOODRUFF’S
SUBDIVISION, THENCE SOUTH 43o 40’ 07” EAST 26.16 FEET TO A POINT ON THE WEST
LINE OF 33RD STREET, THENCE SOUTH 01o 20’ 04” WEST ALONG SAID WEST LINE 156.18
FEET, THENCE NORTH 89o 46’ WEST PARALLEL WITH SAID SOUTH LINE OF BROADWAY 227
FEET, THENCE NORTH 00o 14’ EAST 175 FEET TO THE POINT OF BEGINNING, CONTAINING
0.915 ACES, ALL AS SHOWN ON A PLAT OF SURVEY MADE BY KLINGNER AND

 

 

ASSOCIATES,
P.C. RECORDED IN BOOK 14 OF PLATS AT PAGE 625 IN THE OFFICE OF THE ADAMS COUNTY
RECORDER OF DEEDS TO WHICH PLAT REFERENCE IS MADE FOR GREATER CERTAINTY.

 

EXCEPT
A PART OF THE EAST HALF OF LOT 1 OF I. O. WOODRUF’S SUBDIVISION OF THE WEST
HALF OF THE NORTHEAST QUARTER OF SECTION 6 IN TOWNSHIP 2 SOUTH OF THE BASE LINE
AND IN RANGE 8 WEST OF THE FOURTH PRINCIPAL MERIDIAN, ADAMS COUNTY, ILLINOIS,
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

 

BEGINNING
AT A POINT ON THE SOUTH LINE OF BROADWAY, SAID POINT BEING 13.97 FEET EAST OF
WEST LINE OF THE EAST 3 ACRES OF LOTS 1 AND 2 OF SAID I. O. WOODRUFF’S SUBDIVISION
AND 66 FEET SOUTH OF THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 6,
THENCE SOUTH 89o 46’ EAST ALONG SAID SOUTH LINE OF BROADWAY 155.48 FEET TO A
POINT 39.63 FEET FROM THE EAST LINE OF LOT 1 OF SAID I. O. WOODRUFF’S
SUBDIVISION, THENCE SOUTH 43o 40’ 07” EAST 26.16 FEET TO A POINT ON THE WEST
LINE OF 33RD STREET, THENCE RECORD SOUTH 01o 20’ 04” WEST ALONG SAID WEST LINE
261.20 FEET, MEASURED AS SOUTH 01o 22’ 29” WEST 261.20 FEET, THENCE NORTH 89o
46’ WEST PARALLEL WITH SAID SOUTH LINE OF BROADWAY 168.42 FEET, THENCE NORTH
00o 14’ EAST 280.00 FEET TO THE POINT OF BEGINNING, CONTAINING 1.097 ACRES,
MORE OR LESS.

 

ALSO
EXCEPT TRACT III BEING PART OF THE EAST HALF OF LOT 1 OF I. O. WOODRUFF’S
SUBDIVISION OF THE WEST HALF OF THE NORTHEAST QUARTER OF SECTION 6, TOWNSHIP 2
SOUTH OF THE BASE LINE AND IN RANGE 8 WEST OF THE FOURTH PRINCIPAL MERIDIAN,
ADAMS COUNTY, ILLINOIS, SAID TRACT III CONTAINING 0.505 ACRES, MORE OR LESS,
AND AS SHOWN BY PLAT OF SURVEY DATED AUGUST 11, 2005, PREPARED BY KENNETH E.
SCHRADER & ASSOCIATES, LTD., SURVEYORS AND ENGINEERS, AND RECORDED ON
AUGUST 12, 2005 IN BOOK 705 ON PAGE 8731 AS DOCUMENT NUMBER 200508731 IN THE
RECORDERS OFFICE OF ADAMS COUNTY, ILLINOIS.

 

TRACT
III:  NON-EXCLUSIVE EASEMENT FOR THE
BENEFIT OF TRACTS I AND II AS CREATED BY DECLARATION OF CROSS-EASEMENTS AND
COVENANTS AND RESTRICTIONS RECORDED IN BOOK 14 OF RIGHT OF WAYS, AT PAGE 1956
DOCUMENT NO. 087804 FOR INGRESS, EGRESS, PARKING AND UTILITIES OVER THE
FOLLOWING DESCRIBED REAL ESTATE, TO-WIT:

 

A
PART OF THE EAST HALF OF LOT 1 OF I. O. WOODRUFF’S SUBDIVISION OF THE WEST HALF
OF THE NORTHEAST QUARTER OF SECTION 6 IN TOWNSHIP 2 SOUTH OF THE BASE LINE AND
IN RANGE 8 WEST OF THE FOURTH PRINCIPAL MERIDIAN, ADAMS COUNTY, ILLINOIS, BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS.

 

BEGINNING
AT A POINT ON THE SOUTH LINE OF BROADWAY, SAID POINT BEING 13.97 FEET EAST OF
WEST LINE OF THE EAST 3 ACRES OF LOTS 1 AND 2 OF SAID I. O. WOODRUFF’S
SUBDIVISION AND 66 FEET SOUTH OF THE NORTH LINE OF THE NORTHEAST QUARTER OF
SAID SECTION 6, THENCE SOUTH 89o 46’ EAST ALONG SAID SOUTH LINE OF BROADWAY
155.48 FEET TO A POINT 39.63 FEET FROM THE EAST LINE OF LOT 1 OF SAID I. O.
WOODRUFF’S SUBDIVISION, THENCE SOUTH 43o 40’ 07” EAST 26.16 FEET TO A POINT ON
THE WEST LINE OF 33RD STREET, THENCE RECORD SOUTH 01o 20’ 04” WEST ALONG SAID
WEST LINE 261.20 FEET, MEASURED AS SOUTH 01o 22’ 29” WEST 261.20 FEET, THENCE
NORTH 89o 46’ WEST PARALLEL WITH SAID SOUTH LINE OF BROADWAY 168.42 FEET,
THENCE NORTH 00o 14’ EAST 280.00 FEET TO THE POINT OF BEGINNING, CONTAINING
1.097 ACRES, MORE OR LESS, AS SHOWN ON PLAT OF SURVEY RECORDED IN BOOK 15 OF
PLATS, AT PAGE 1181 TO WHICH REFERENCE IS MADE FOR GREATER CERTAINTY.

 

TAX
PARCEL NUMBER: 23-3-3503-001-00

 

 

LEGAL DESCRIPTION

 

Being that
part referred to as the “Remainder Tract” of SHOPKO PLAZA, a subdivision lying
within the City of Jacksonville, Illinois, as per plat thereof, recorded in
Plat Cabinet B, Slide 45, in the office of the Recorder of Morgan County,
Illinois; said Remainder Tract is situated in Sections 24 and 25 in Township 15
North and Range 11 West of the Third Principal Meridian and being described as
follows:

 

COMMENCING
AT the southeast corner of the West Half of the
Southeast Quarter of said Section 24, which is monumented by a 4-inch square
stainless steel plate found flush; thence South 89 degrees 55 minutes 52
seconds West 839.10 feet to the southwest corner of W.H. Kurtz Subdivision, as
recorded (sic) in Miscellaneous
Book JJ, page 429 in said Recorder’s office; said southwest corner lies on the
north boundary of West Morton Avenue (60 feet north of the centerline) and it
is monumented by a 5/8-inch rebar set flush with a survey cap inscribed “D.L.
Helms RLS 3322” (referred to as a rebar in the remainder of this description);
thence, along the north boundary of said West Morton Avenue and the west
boundary of said W.H. Kurtz Subdivision, North 00 degrees 10 minutes 52 seconds
East 5.00 feet to a rebar set flush at the POINT OF BEGINNING of this
description: thence, continue along the west boundary of said W.H. Kurtz
Subdivision and a northerly projection thereof, North 00 degrees 10 minutes 52
seconds East 667.27 feet to a 1-inch iron pipe found flush at the southwest
corner of Grandview Terrace Subdivision, as recorded in Plat Cabinet B, Slide
16 in said Recorder’s office; thence, along the west boundary of said Grandview
Terrace Subdivision, North 00 degrees 08 minutes 01 second East 556.73 feet to
a 1-inch iron pipe found flush at the southeast corner of Paul’s Hill
Subdivision, as recorded in Plat Cabinet A, Slide 140 in said Recorder’s
office; thence, along the south boundary of said Paul’s Hill Subdivision the
following two (2) courses:  (1) North 89
degrees 48 minutes 56 seconds West 154.91 feet to a 1-inch iron pipe found buried
2 inches at the southeast corner of Lot 12 in said subdivision and (2) South 84
degrees 55 minutes 25 seconds West 465.08 feet to a rebar set flush at the
southwest corner of Lot 15 in said subdivision; thence, continue along the
south boundary of said subdivision and a westerly projection thereof, North 89
degrees 51 minutes 53 seconds West 170.00 feet to a 1-inch iron pipe found
buried 2 inches at the northwest corner of the land described in deed to
Penn-Daniels, Inc. in Document No. 429308 in said Recorder’s office; thence
South 00 degrees 00 minutes 00 seconds West 542.02 feet to a 1-inch iron pipe
found exposed 5 inches at the southwest corner of said Penn-Daniels land and
the northwest corner of the land described in deed to Jack’s of Jacksonville,
Inc. (now Penn-Daniels, Inc.) in Deed Drawer 3, Card 220 in said Recorder’s
office; thence continue South 00 degrees 00 minutes 00 seconds West 673.94 feet
to a 1⁄2-inch iron pipe found buried 4 inches at the southwest corner of said
Jack’s of Jacksonville land and being on the north boundary of West Morton
Avenue (60 feet from the centerline); thence, along said north boundary, North
88 degrees 00 minutes 50 seconds East 205.99 feet to a chiseled “+” in
concrete; thence North 01 degree 59 minutes 10 seconds West 280.00 feet to a
railroad spike set flush; thence North 88 degrees 00 minutes 50 seconds East
400.00 feet to a railroad spike set flush; thence South 01 degree 59 minutes 10
seconds East 260.00 feet to a rebar set flush on the north boundary of West
Morton Avenue (80 feet north of the centerline); thence along said north
boundary the following three (3) courses: 
(1) North 88 degrees 00 minutes 50 seconds East 85.97 feet to a rebar
set flush; (2) South 72 degrees 27 minutes 11 seconds East 44.86 feet to a
rebar set flush and (3) North 88 degrees 00 minutes 50 seconds East 51.17 feet
to the point of beginning and containing 19.438 acres, more or less. The
bearing system of this description is based upon the west boundary of the land
described in

 

 

deed to Jack’s
of Jacksonville, Inc. (now Penn-Daniels, Inc.) in Deed Drawer 3, Card 220 in
said Recorder’s office being South 00 degrees 00 minutes 00 seconds West
(South).

 

EXCEPTING
THEREFROM (sic)
Outlot 3 of SHOPKO PLAZA, a subdivision lying within the City of Jacksonville,
Illinois, as per plat thereof, recorded in Plat Cabinet B, Slide 45, in the
office of the Recorder of Morgan County, Illinois; said outlot is situated in
Section 24 in Township 15 North and Range 11 West of the Third Principal Meridian.

 

After the
above-described exception, the “Remainder Tract” contains 18.577 acres
(809,214.12 square feet), more or less.

 

Tax Parcel
Number:  08-24-404-052

 

 

LEGAL DESCRIPTION

 

Tract
“A” being part of the Southwest Quarter of Section 20, Township 11 North, Range
2 West of the Fourth Principal Meridian, Warren County, Illinois, said Tract
“A” containing 6.971 Acres, more or less, as shown by Plat of Survey dated
August 3, 2005, prepared by Kenneth E. Schrader & Associates, Ltd.,
Surveyors and Engineers, recorded August 8, 2005 in Book 1104 on Page 262 (Plat
Cabinet 3, Slide 72) and as Document Number 489627 in the Recorder’s Office of
Warren County, Illinois.

 

Together
with non-exclusive easement rights created by Declaration of Cross-Easements
and Covenants and Restrictions Affecting Land, dated January 27, 2006, and
recorded February 6, 2006 as Document Number 491598 in Book 1131 on Page 211 in
the Recorder’s Office of Warren County, Illinois.

 

Tax
Parcel Numbers: 09-044-025-00 & 09-044-025-01

 

 

LEGAL DESCRIPTION

 

Lot
One (1), Plat of Ledgeview Commercial Park, a County Plat, in the Town of
Ledgeview, Brown County, Wisconsin.

 

Together
with non-exclusive easement rights created by Declaration of Cross-Easements
and Covenants and Restrictions Affecting Land, dated January 27, 2006, and
recorded February 6, 2006 as Document No. 2238930.

 

Tax
Key No. Part of D-1544

 

 

LEGAL DESCRIPTION

 

Lot
One (1), Volume 47 Certified Survey Maps, Page 176, Map No. 7004, said map
being all of Lot 1, Volume 41 Certified Survey Maps, Page 334, Map No. 6283 and
part of the Northeast 1/4 of the Northwest 1/4, Section Four (4), Township
Twenty-four (24) North, Range Twenty (20) East, in the Village of Howard, Brown
County, Wisconsin.

 

Tax
Key No. VH-143-2

 

 

LEGAL DESCRIPTION

 

That
part of the Southeast 1⁄4 of the Southwest 1⁄4 of Section 21, Township 11 North,
Range 21 East, in the City of Port Washington, Ozaukee County, Wisconsin,
bounded and described as follows:

 

Commencing
at the intersection of the North line of Whitefish Road and the West line of
North Wisconsin Street, running thence North 0 deg. 44’ East, 366.58 feet along
the West line of Wisconsin Street, thence South 89 deg. 38’ West 356.63 feet to
a point on the extension Northerly of the West line of North Benjamin Street,
thence South 0 deg. 42’ West 364.23 feet along the extension Northerly of the
West line of North Benjamin Street to its intersection with the North line of
Whitefish Road, thence East 356.3 feet to the point of beginning, EXCEPTING AND
EXCLUDING FROM the foregoing described land with the following:

 

Exception
No. 1: The West 66 feet thereof.

 

Exception
No. 2: Commencing at a point which is 226.58 feet North of the intersection of
the North line of Whitefish Road and the West line of North Wisconsin Street,
and from said point running thence North 0 deg. 44’ East 140 feet to a point;
thence South 89 deg. 38’ West 135 feet to a point; thence due South 140 feet to
a point; thence due East 135 feet to the place of beginning, being a part of
the Southeast 1⁄4 of the Southwest 1⁄4 of Section 21, Town 11 North, Range 22 East.

 

THE
ABOVE ALSO DESCRIBED AS:

 

That
part of the Southeast 1⁄4 of the Southwest 1⁄4 of Section 21, Township 11 North,
Range 22 East, in the City of Port Washington, Ozaukee County, Wisconsin, bounded
and described as follows:

 

Beginning
at the intersection of the North right of way line of Whitefish Road and the
West right of way line of North Wisconsin Street; thence North 00 deg. 44’ 00”
East 226.51 feet along said West right of way line of Wisconsin Street; thence
South 89 deg. 38’ 00” West, 135.00 feet; thence North 00 deg. 44’ 00” East,
140.00 feet to the Southerly line of Volume 1, Certified Survey Maps, Page 505,
Map #281; thence South 89 deg. 38’ 00” West, 154.98 feet along said Southerly line
to the East right of way line of North Benjamin Street; thence South 00 deg.
42’ 00” West, 364.65 feet along said East right of way line to the North right
of way line of Whitefish Road; thence South 90 deg. 00’ 00” East, 289.74 feet
along said North right of way line to the point of beginning.

 

Tax
Parcel Number: 16-040-0008-000

 

 

LEGAL DESCRIPTION

 

Lot
Three (3) and that part of the Westerly 1/2 of Outlot Two (2), lying between
the Northerly and Southerly boundaries of Lot Three (3), extended Easterly,
Ashwaubenon Business Centre, a County Plat, Village of Ashwaubenon, Brown
County, Wisconsin.

 

Tax
I.D.:  VA-823

 

 

LEGAL DESCRIPTION

 

PARCEL I:

 

A PARCEL OF LAND BEING A PORTION OF THE WEST HALF OF SECTION 1,
TOWNSHIP 2 NORTH, RANGE 2 EAST, B.M., ADA COUNTY, IDAHO, AND MORE PARTICULARLY
DESCRIBED AS FOLLOWS:

 

BEGINNING AT A BRASS CAP MARKING THE NORTHWEST CORNER OF THE WEST HALF
OF SAID SECTION 1: THENCE SOUTH 00°44’50” WEST 740.41 FEET ALONG THE WESTERLY
BOUNDARY OF THE WEST HALF OF SAID SECTION 1 TO AN ALUMINUM CAP SET IN CONCRETE,
SAID ALUMINUM CAP BEING ON THE SOUTHERLY RIGHT OF WAY LINE OF GOWEN ROAD AS
SHOWN ON ACCESS ROAD FAP 237 C (1) HIGHWAY SURVEY ON FILE IN THE OFFICE OF THE
IDAHO DEPARTMENT OF TRANSPORTATION, BOISE, IDAHO; THENCE LEAVING SAID WESTERLY
BOUNDARY SOUTH 76°13’05” EAST 67.75 FEET ALONG THE SOUTHERLY RIGHT OF WAY LINE
OF SAID GOWEN ROAD TO AN IRON PIN, SAID IRON PIN BEING THE REAL POINT OF
BEGINNING; THENCE CONTINUING ALONG THE SOUTHERLY RIGHT OF WAY LINE OF SAID
GOWEN ROAD SOUTH 76°13’05” EAST 1369.05 FEET TO AN ALUMINUM CAP SET IN CONCRETE
ON THE WESTERLY RIGHT OF WAY LINE OF THE UNION PACIFIC RAILROAD, SAID ALUMINUM
CAP BEING A POINT ON CURVE; THENCE LEAVING SAID SOUTHERLY RIGHT OF WAY LINE
ALONG SAID WESTERLY RIGHT OF WAY LINE OF THE UNION PACIFIC RAILROAD ALONG A
NON-TANGENT CURVE TO THE LEFT 1954.71 FEET, SAID CURVE HAVING A CENTRAL ANGLE
OF 56°59’03”, A RADIUS OF 1965.40 FEET, TANGENTS OF 1066.77 FEET AND A LONG
CHORD OF 1875.14 FEET BEARING SOUTH 08°46’10” WEST TO AN IRON PIN MARKING A
POINT OF COMPOUND CURVE; THENCE CONTINUING ALONG SAID WESTERLY RIGHT OF WAY
LINE OF THE UNION PACIFIC RAILROAD ALONG A CURVE TO THE LEFT 186.82 FEET, SAID
CURVE HAVING A CENTRAL ANGLE OF 02°45’32”, A RADIUS OF 3879.71 FEET, TANGENTS
OF 93.43 FEET AND A LONG CHORD OF 186.80 FEET BEARING SOUTH 21°37’23” EAST TO
AN IRON PIN MARKING A POINT OF ENDING OF CURVE; THENCE LEAVING THE SAID
WESTERLY RIGHT OF WAY LINE OF UNION PACIFIC RAILROAD ALONG A NON-TANGENT LINE
NORTH 76°13’05” WEST 1172.57 FEET TO AN IRON PIN, SAID IRON PIN BEING 66.00
FEET EASTERLY OF THE WESTERLY BOUNDARY OF SAID WEST HALF OF SECTION 1; THENCE
NORTH 00°26’46” EAST 156.74 FEET ALONG A LINE PARALLEL TO AND 66.00 FEET
EASTERLY OF THE WESTERLY LINE OF SAID WEST HALF OF SECTION 1 TO AN IRON PIN ON
THE SOUTHERLY BOUNDARY OF THE NORTHWEST QUARTER OF SAID SECTION 1; THENCE
CONTINUING ALONG SAID PARALLEL LINE

 

NORTH 00°44’50” EAST 1917.11 FEET TO THE POINT OF BEGINNING.

 

 

PARCEL II:

 

TOGETHER WITH A NON-EXCLUSIVE EASEMENT FOR VEHICULAR INGRESS AND EGRESS
AND FOR THE INSTALLATION OF UTILITY LINES GRANTED IN THE NON-EXCLUSIVE
EASEMENT, RECORDED AS INSTRUMENT NO. 9131308, OVER, ACROSS, UPON, IN, UNDER AND
THROUGH THE FOLLOWING:

A PARCEL OF LAND BEING A 66-FOOT WIDE INGRESS-EGRESS EASEMENT LYING IN
THE WEST HALF OF SECTION 1, TOWNSHIP 2 NORTH, RANGE 2 EAST, B.M., AND MORE
PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING AT A BRASS CAP MARKING THE NORTHWEST CORNER OF SAID WEST HALF
OF SECTION 1; THENCE SOUTH 00°44’50” WEST 740.41 FEET ALONG THE WESTERLY
BOUNDARY OF SAID WEST HALF OF SECTION 1 TO AN ALUMINUM CAP ON THE SOUTHERLY
RIGHT OF WAY LINE OF GOWEN ROAD, SAID ALUMINUM CAP BEING THE REAL POINT OF
BEGINNING; THENCE CONTINUING ALONG SAID WESTERLY BOUNDARY OF THE WEST HALF OF
SECTION 1 SOUTH 00°44’50” WEST 1932.87 FEET TO A BRASS CAP MARKING THE WEST
QUARTER CORNER OF SAID SECTION 1; THENCE CONTINUING ALONG SAID WESTERLY
BOUNDARY OF THE WEST HALF OF SECTION 1 SOUTH 00°26’46” WEST 140.96 FEET TO AN
IRON PIN; THENCE LEAVING SAID WESTERLY BOUNDARY SOUTH 76°13’05” EAST 67.83 FEET
TO AN IRON PIN; THENCE NORTH 00°26’46” EAST 156.74 FEET ALONG A LINE PARALLEL
WITH AND 66.00 FEET EASTERLY OF SAID WESTERLY BOUNDARY OF THE WEST HALF OF
SECTION 1 TO AN IRON PIN; THENCE NORTH 00°44’50” EAST 1917.11 FEET ALONG A LINE
PARALLEL WITH AND 66.00 FEET EASTERLY OF SAID WESTERLY BOUNDARY OF THE WEST
HALF OF SECTION 1 TO AN IRON PIN ON SAID SOUTHERLY RIGHT OF WAY LINE OF GOWEN
ROAD; THENCE NORTH 76°13’05” WEST 67.75 FEET ALONG SAID SOUTHERLY RIGHT OF WAY
LINE OF GOWEN ROAD TO THE POINT OF BEGINNING OF THE ABOVE DESCRIBED 66-FOOT
WIDE INGRESS-EGRESS EASEMENT.

 

Tax Parcel Number: S-1501-22-3205

 

 

LEGAL DESCRIPTION

 

The
North Half of the Southeast Quarter of Section 25, Township 14 North, Range 11
East of the 6th P.M., Sarpy County, Nebraska, Except that part conveyed to
Sarpy County, Nebraska at Instrument No. 99-35025, Records, Sarpy County,
Nebraska.

 

Tax
I.D.:  10466843

 

 

LEGAL DESCRIPTION

 

PARCEL
I:

 

Lot
One (1), Volume 15 Certified Survey Maps, Page 387, Map No. 3035; said map
being part of the Northwest 1/4 of the Northwest 1/4 and the Northeast 1/4 of
the Northwest 1/4, Section Thirty-two (32), Township Twenty-three (23) North,
Range Twenty (20) East, in the City of De Pere, West side of Fox River, Brown
County, Wisconsin, excepting therefrom parts used for road purposes.

 

Tax
I.D.:  WD-D0062-1

 

PARCEL
II:

 

Lot
One (1), Volume 25 Certified Survey Maps, Page 62, Map No. 4115; said map being
part of Lots Three (3) and Four (4), and Outlots Three (3) and Six (6),
according to the recorded Plat of De Pere Business Park, in the City of De
Pere, West side of Fox River, Brown County, Wisconsin.

 

Tax
I.D.:  WD-364-D-503

 

PARCEL
III:

 

(A)

Lots
Two (2), Volume 25 Certified Survey Maps, Page 62, Map No. 4115; said map being
part of Lots Three (3), Four (4), Outlot Three (3) and Outlot Six (6),
according to the recorded Plat of De Pere Business Park, in the City of De
Pere, West side of Fox River, Brown County, Wisconsin.

 

Tax
I.D.:  WD-364-D-503-1

 

(B)

Lot
Three (3), Volume 25 Certified Survey Maps, Page 62, Map No. 4115; said map
being part of Lots Three (3), Four (4), Outlot Three (3) and Outlot Six (6),
according to the recorded Plat of De Pere Business Park, in the City of De
Pere, West side of Fox River, Brown County, Wisconsin.

 

Tax
I.D.:  WD-364-D-503-2

 

PARCEL
IV:

 

(A)

Lot
One (1), Volume 39 Certified Survey Maps, page 72, Map No. 5920; said map being
part of Outlot Two (2), Volume 25 Certified Survey Maps, page 62 and part of
Lot Four (4), according to the recorded Plat of De Pere Business Park, in the
City of De Pere, West side of Fox River, Brown County, Wisconsin.

 

Tax
I.D.:  WD-364-D-504-3

 

 

AND

 

(B)

Outlot
One (1), Volume 25 Certified Survey Maps, page 62, Map No. 4115; said map being
part of Lots Three (3), Four (4), Outlot Three (3) and Outlot Six (6),
according to the recorded Plat of De Pere Business Park, all in the City of De
Pere, West side of Fox River, Brown County, Wisconsin.

 

Tax
I.D.:  WD-364-D-503-3

 

AND

 

(C)

Outlot
(4), according to the recorded Plat of De Pere Business Park, in the City of De
Pere, West side of Fox River, Brown County, Wisconsin.

 

Tax
I.D.:  WD-364-D-536

 

AND

 

(D)

Outlot
One (1), Volume 15 Certified Survey Maps, page 387, Map No. 3035; said map
being part of Northwest Quarter of the Northwest Quarter (NW l/4 of NW l/4) and
the Northeast Quarter of the Northwest Quarter (NE l/4 of NW l/4) and Parcel
One (1), Volume 4 Certified Survey Maps, page 255, all in the City of De Pere,
West side of Fox River, Brown County, Wisconsin, excepting therefrom any part
used for road purposes.

 

Tax
I.D.:  WD-D0062-2

 

 

LEGAL DESCRIPTION

 

Parcel
I

 

Part
of Private Claim 20 and 21, West side of Fox River, Village of Ashwaubenon,
Brown County, Wisconsin, described as:

 

Commencing
at the Southwest corner of Private Claim 21, West side of Fox River; thence
South 64 deg. 02’50” East, 11,222.34 feet; thence North 25 deg. 57’10” East,
44.88 feet to the point of beginning at the intersection of the Westerly right
of way of Gross Avenue (now Holmgren Way) with the Northerly right of way of
Pilgrim Drive; thence North 64 deg. 16’30” West, 73.05 feet along the Northerly
right of way of Pilgrim Drive; thence North 26 deg. 40’00” East, 541.40 feet;
thence South 63 deg. 20’00” East, 553.61 feet; thence North 26 deg. 40’00”
East, 1,234.87 feet to the Southerly right of way of Willard Drive; thence
South 64 deg. 00’42” East, 1,480.82 feet along said Southerly right of way to the
Westerly right of way of Ashland Avenue; thence along said right of way of
Ashland Avenue 374.86 feet along the arc of a 11,550.20 foot radius curve to
the left whose chord bears South 30 deg. 32’51” West, 374.84 feet; thence
continuing along said right of way South 29 deg. 37’06” West, 834.64 feet to
the Northerly right of way of Pilgrim Drive; thence North 65 deg. 23’48” West,
50.97 feet along said Northerly right of way; thence continuing along said
right of way 287.49 feet along the arc of a 1,213.70 foot radius curve to the
left whose chord bears North 72 deg. 10’57” West, 286.82 feet; thence
continuing along said right of way North 63 deg. 32’30” West, 276.41 feet;
thence continuing along said right of way South 3 deg. 30’00” East, 79.92 feet;
thence continuing along said right of way North 82 deg. 49’30” West, 200.03
feet; thence North 25 deg. 17’20” West, 107.96 feet; thence North 47 deg.
40’54” West, 173.91 feet; thence South 79 deg. 29’06” West, 382.69 feet; thence
North 64 deg. 15’47” West, 550.22 feet to the Westerly right of way of Gross
Avenue (now Holmgren Way); thence South 32 deg. 06’30” West, 276.78 feet along
said right of way to the point of beginning and intending to fully describe the
parcel previously described in Jacket 9 Image 19, Brown County Records, and
also Document No. 1669974, excepting Jacket 18016 Records, Image 51 and
excepting Document No. 1682565 and excepting lands conveyed for road purposes.

 

AND

 

Excepting a parcel of land located in part of Private
Claim 20, West side of Fox River, Village of Ashwaubenon, Brown County,
Wisconsin, described as follows:

 

Commencing
at the Northeast corner of said Lot 6, Holmgren Way Commercial Park; thence
South 56 deg. 30’00” West, 32.55 feet along the East line of said Lot 6 to the
point of beginning; thence South 26 deg. 00’00” West, 92.89 feet; thence South
70 deg. 00’00” West, 14.40 feet to the East line of said Lot 6; thence North 26
deg. 00’00” East, 60.00 feet along said East line of Lot 6; thence North 38
deg. 00’00” East, 42.01 feet along said East line; thence North 56 deg. 30’00”
East, 2.49 feet along said East line to the point of beginning.

 

AND

 

Excepting
therefrom the recorded plat of Holmgren Way Commercial Park, a portion of which
is now known as Lot One (1), Volume 50 Certified Survey Maps, Page 29, Map No. 7329.

 

 

Parcel
II

 

A
Parcel of land located in part of Lot Six (6), Holmgren Way Commercial Park,
Village of Ashwaubenon, Brown County, Wisconsin,
described as follows:

 

Commencing
at the Northeast corner of said Lot 6; thence South 56 deg. 30’00” West, 32.55
feet along the East line of said Lot 6; thence South 26 deg. 00’00” West, 92.89
feet; thence South 70 deg. 00’00” West, 41.40 feet to the South line of said
Lot 6; thence North 63 deg. 22’40” West, 35.85 feet along said South line to
the point of beginning; thence continuing along said South line North 63 deg.
22’40” West, 39.15 feet to the Southwest corner of said Lot 6; thence North 20
deg. 44’12” East, 17.29 feet; thence North 59 deg. 00’00” East, 7.39 feet; thence
South 31 deg. 00’00” East, 43.77 feet to the point of beginning.

 

TOGETHER WITH THOSE
NON-EXCLUSIVE EASEMENTS AS CREATED BY THAT CERTAIN DECLARATION OF
CROSS-EASEMENTS AND COVENANTS AND RESTRICTIONS AFFECTING LAND, RECORDED AS
DOCUMENT NO. 1990339; AS AMENDED IN DOCUMENT NO. 2085665 AND IN DOCUMENT NO.
2219431.

 

TAX
I.D.:  VA-132-1-2

 

 

LEGAL DESCRIPTION

 

Parcel
1:

 

That
portion of the Northwest Quarter of the Northeast Quarter of Section 22,
Township 25 North, Range 44 East, W.M., in Spokane County, Washington,
described as follows:

 

Beginning
at the Northwest corner of said Northwest Quarter of said Northeast Quarter;

Thence
North 89°57’13” East along the North line of said Northwest Quarter of the
Northeast Quarter, 495.00 feet;

Thence
South 0°02’00” East parallel with the West line of said Northwest Quarter of
the Northeast Quarter 30.00 feet to the South lien of Sprague Avenue;

Thence
North 89°57’13” East along the South line of Sprague Avenue 332.35 feet;

Thence
South 0°14’11” East 320.56 feet to a line 301.00 feet North of and parallel to
the North line of the Idaho and Western Railroad and the true point of
beginning of this description;

Thence
North 89°45’49” East along said parallel line 385.00 feet;

Thence
South 0°14’11” East 261.00 feet;

Thence
South 89°45’49” West 385.00 feet;

Thence
North 0°14’11” West 261.00 feet to the true point of beginning;

 

Together
with a revocable license to use of the following described real estate:

 

Parcel
2:

 

That
portion of the Northwest Quarter of the Northeast Quarter of Section 22,
Township 25 North, Range 44 East, W.M., in Spokane County, Washington,
described as follows:

 

Beginning
at the Northwest corner of said Northwest Quarter of said Northeast Quarter;

Thence
South 0°02’00” East along the West line of said Northwest Quarter of the
Northeast Quarter 654.30 feet to the North line of the Idaho and Western
Railroad;

Thence
North 89°45’49” East along said North line 30.00 feet to the true point of
beginning of this description;

Thence
continuing North 89°45’49” East along said North line 1273.54 feet to the West
line of Blake Road;

Thence
North 0°02’33” West along the West line of Blake Road 20.00 feet;

Thence
South 89°45’49” West parallel with the North line of said Idaho and Western
Railroad 1273.54 feet to the East line of McDonald Road;

Thence
South 0°02’00” East 20.00 feet to the true point of beginning of this
description.

 

Together
with non-exclusive easement rights created by Declaration of Easement with
Covenants and Restrictions recorded June 27, 1986 as document 8606270454.

 

Together
with non-exclusive easement rights created by Lease Agreement made by and
between Arthur G. Grant and Jean Grant and Shopko Stores, Inc., dated June 26,
1986 as disclosed by Memorandum of Lease recorded June 27, 1986 as document
8606270453.

 

Tax. I.D.: 
45221-9220S; 45221-9220

 

 

LEGAL DESCRIPTION

 

Parcel
1:

 

A
part of Sections 5, 6, 7, and 8, Township 35 North, Range 5 West of the Boise
Meridian, Nez Perce County, Idaho, more particularly described as follows:

 

Commencing
at the corner common to Sections 5, 6, 7, and 8; Thence North 68o36’11” West a
distance of 89.74 feet to a rebar, 30 inches long, 5/8 inches in diameter with
an aluminum tag marked P.E./L.S.3245, the point of beginning; Thence South
14o51’58” East a distance of 798.96 feet to a rebar, 30 inches long, 5/8 inches
in diameter with an aluminum tag marked P.E./L.S.3245; Thence North 75o08’02”
East a distance of 450.33 feet to a rebar, 30 inches long, 5/8 inches in
diameter, with an aluminum tag marked P.E./L.S.3245; Thence North 14o51’58”
West a distance of 236.87 feet to a rebar, 30 inches long, 5/8 inches in
diameter, with an aluminum tag marked P.E./L.S.3245; Thence 30.87 feet along
the arc of a 85.00 foot radius curve right, said curve having a chord bearing North
4o27’39” West a distance of 30.70 feet to a rebar, 30 inches long, 5/8 inches
in diameter, with an aluminum tag marked P.E/L.S.3245; Thence North 5o56’27”
East a distance of 92.06 feet to a rebar, 30 inches long, 5/8 inches in
diameter, with an aluminum tag marked P.E./L.S.3245; Thence South 83o29’43”
East a distance of 41.28 feet to a rebar, 30 inches long, 5/8 inches in
diameter, with an aluminum tag marked of P.E./L.S. 3245; Thence 28.76 feet
along the arc of a 170.00 foot radius curve left, said curve having a chord
bearing South 88o20’23” East a distance of 28.73 feet to a rebar, 30 inches
long, 5/8 inches in diameter, with an Aluminum tag marked P.E./L.S. 3245;
Thence North 37o19’52” East a distance of 64.18 feet to a point on the Westerly
right of way boundary of Thain Grade, 80.88 feet left of centerline station
92+06, monumented with a rebar, 30 inches long, 5/8 inches in diameter, with an
aluminum tag marked P.E./L.S.3245; Thence North 38o04’03” West a distance of
344.00 feet along said Westerly right of way boundary (of record as North
38o22’00” West) to a point 80.00 feet left of centerline station 95+50,
monumented with a rebar, 30 inches long, 5/8 inches in diameter, with an
aluminum tag marked P.E./ L.S.3245; Thence North 88o15’43” West a distance of
39.05 feet along said Westerly right of way boundary to a point 110.00 feet
left of centerline station 95+75, monumented with a rebar, 30 inches long, 5/8
inches in diameter, with an aluminum tag marked P.E./L.S.3245; Thence North
38o04’03” West a distance of 134.60 feet along said Westerly right of way
boundary (of record as North 38o22’00” West) to a point 110.00 feet left of
centerline station 97+09.60, said point also being on the Southerly right of
way boundary of Nez Perce Grade, 100 feet left of centerline station 1+08.12,
monumented with a rebar, 30 inches long, 5/8 inches in diameter, with an
aluminum tag marked P.E./L.S.3245; Thence a distance of 111.15 feet, and
leaving said Westerly right of way boundary, along the Southerly right of way
boundary of Nez Perce Grade on the arc of a 577.47 foot, radius curve right,
said curve having a chord bearing South 58o31’42” West a distance of 110.98
feet to a point 100.00 feet left of centerline station 2+00.07, monumented with
a rebar, 30 inches long, 5/8 inches in diameter with an aluminum tag marked
P.E./L.S. 3245; Thence North 25o57’27” West a distance of 20.00 feet along said
Southerly right of way boundary (of record as North 25o56’39” West on the
record of survey by James Grow) to a point 80.00 feet left of centerline
station 2+00.07, monumented with a

 

 

rebar,
30 inches long, 5/8 inches in diameter with an aluminum tag marked
P.E./L.S.3245; Thence 111.99 feet along said Southerly right of way boundary on
the arc of a 557.47 foot radius curve right, said curve having a chord bearing
South 69o47’51” West,111.80 feet to a point 80.00 feet left of centerline
station 2+95.95, monumented with a rebar, 30 inches long, 5/8 inches in
diameter, with an aluminum tag marked P.E./L.S.3245; Thence South 75o33’10”
West, a distance of 115.09 feet along said Southerly right of way boundary (of
record as South 75o33’57” West, on the record of survey by James Grow) to a
point 80.00 feet left of centerline station 4+11.04, monumented with a rebar,
30 inches long, 5/8 inches in diameter, with an aluminum tag marked
P.E./L.S.3245; Thence continuing South 75o33’10” West a distance of 42.70 feet
along said Southerly right of way boundary (of record as South 75o33’57” West
on the record of survey by James Grow) to a point 78.15 feet left of centerline
station 4+60.55, to the Point of Beginning.

 

Parcel
2:

 

Together
with an easement for fire protection and emergency access for pedestrian and
vehicular access, ingress and egress, over, across, upon and through the real estate
located in Nez Perce County, Idaho, described as follows: A part of the
Northeast quarter (NE1/4) of section 7 and the Northwest quarter (NW1/4) of
Section 8, Township 35 North, Range 5 West of the Boise Meridian, Nez Perce
County, Idaho, more particularly described as follows:

 

Commencing
at the corner common to Sections 5, 6, 7, and 8; Thence North 68o36’11” West a
distance of 89.74 feet to a rebar, 30 inches long, 5/8 inches in diameter, with
an aluminum tag marked P.E./L.S.3245; Thence South 14o51’58” East a distance of
473.63 feet to the point of beginning; Thence continuing South 14o51’58” East a
distance of 325.33 feet to a rebar, 30 inches long, 5/8 inches in diameter,
with an aluminum tag marked P.E./L.S.3245; Thence South 75o08’02” West a distance
of 60.00 feet to a rebar, 30 inches long, 5/8 inches in diameter, with an
aluminum tag marked P.E./L.S.3245; Thence North 14o51’58” West a distance of
325.33 feet to a rebar, 30 inches long, 5/8 inches in diameter, with an
aluminum tag marked P.E./L.S.3245; Thence North 75o08’02” East a distance of
60.00 feet to the Point of Beginning.

 

Also
together with an easement for vehicular access, ingress and egress, over,
across, upon and through the real estate located in Nez Perce County, Idaho,
described as follows: A part of the Northwest quarter (NW1/4) of Section 8,
Township 35 North, Range 5 West of the Boise meridian, Nez Perce County, Idaho,
more particularly described as follows:

 

Commencing
at the corner common to Sections 5, 6, 7, and 8; Thence North 68o36’11” West a
distance of 89.74 feet to a rebar, 30 inches long, 5/8 inches in diameter, with
an aluminum tag marked P.E./L.S.3245; Thence South 14o51’58” East a distance of
798.96 feet to a rebar, 30 inches long, 5/8 inches in diameter, with an aluminum
tag marked P.E./L.S.3245; Thence North 75o08’02” East a distance of 450.33 feet
to a rebar, 30 inches long, 5/8 inches in diameter, with an aluminum tag marked
P.E./L.S.3245, the point of beginning; Thence continuing North 75o08’02” East a
distance of 60.00 feet to a rebar; 30 inches long, 5/8 inches in diameter, with
an aluminum tag marked P.E./L.S.3245; Thence North 14o51’58” West a distance of
236.87 feet to a rebar, 30 inches long, 5/8 inches in diameter, with an
aluminum tag marked P.E./L.S.3245; Thence North 5o56’27” East a distance of
34.94 feet to a rebar, 30 inches long, 5/8 inches in diameter, with an aluminum
tag

 

 

marked
P.E./L,S.3245; Thence 20.01 feet along the arc of a 35.00 foot radius curve
right, said curve having a chord bearing North 70o25’56” East 19.74 feet to a
rebar, 30 inches long, 5/8 inches in diameter, with an aluminum tag marked
P.E./L.S.3245; Thence 65.00 feet along the arc of a 230.00 foot radius curve
left, said curve having a chord bearing North 78o43’04” East a distance of
64.78 feet to a point on the Westerly right of way boundary of Thain Grade,
118.6 feet left of centerline station 91+11.39, monumented with a rebar, 30
inches long, 5/8 inches in diameter, with an aluminum tag marked P.E./L.S.3245;
Thence North 6o55’57” East a distance of 54.58 feet along said Westerly right
of way boundary to a point 80.00 feet left of centerline station 91+50.00,
monumented with a rebar, 30 inches long, 5/8 inches in diameter, with an
aluminum tag marked P.E./L.S.3245; Thence North 38o04’03” West a distance of
56.00 feet along said Westerly right of way boundary (of record as North
38o22’00” West) to a point 80.00 feet left of centerline station 92+06.00,
monumented with a rebar, 30 inches long, 5/8 inches in diameter, with an aluminum
tag marked P.E./L.S.3245; Thence South 37o19’52” West, and leaving said right
of way boundary, a distance of 64.18 feet to a rebar, 30 inches long, 5/8
inches in diameter, with an aluminum tag marked P.E./L.S.3245; Thence a
distance of 28.76 feet along the arc of a 170.00 foot radius curve right, said
curve having a chord bearing North 88o20’23” West, 28.73 feet to a rebar, 30
inches long, 5/8 inches in diameter, with an aluminum tag marked P.E./L.S.3245;
Thence North 83o29’43”West a distance of 41.28 feet to a rebar, 30 inches long,
5/8 inches in diameter, with an aluminum tag marked P.E./L.S.3245; Thence South
5o56’27” West a distance of 92.06 feet to a rebar, 30 inches long, 5/8 inches
in diameter, with an aluminum tag marked P.E./L.S.3245; Thence a distance of
30.87 feet along the arc of a 85.00 foot radius curve left, said curve having a
chord bearing of South 4o27’39” East, 30.70 feet to a rebar, 30 inches long,
5/8 inches in diameter, with an aluminum tag marked P.E./L.S.3245; Thence South
14o51’58” East a distance of 236.87 feet to the Point of Beginning.

 

Together
with Non-exclusive easements created by Declaration of Conditions, Covenants
and Restrictions and Grant of Easements, including the terms, conditions and
provisions thereof, recorded July 7, 2004 as Instrument No 707009.

 

Tax
Parcel Number:  RPL355W0083179A

 

 

LEGAL DESCRIPTION

 

Lot
1 of Short Plat 86-225, recorded under Auditor’s File No. 2784588.

 

Together
with non-exclusive easement rights created by Cross-Easement Agreement executed
by and between Mercy Development Co., a Washington Limited Partnership; M &
E Company, a Washington General Partnership; Yakima Theatres, Inc., a
Washington Corp.; Shopko Stores, Inc., a Minnesota Corp.; and Eagle Hardware
and Garden Center recorded August 07, 1991 as document 2931805.

 

Together
with non-exclusive easement rights created by Declaration of Reciprocal Access
Easement recorded October 01, 2001 as document 7237346.

 

Tax
I.D.:  191332-43401

 

 

LEGAL DESCRIPTION

 

LOT
1, BULL MARKET SUBDIVISION, FILED SEPTEMBER 2, 2004, AS ENTRY NO. 871175, IN THE OFFICE OF THE RECORDER OF CACHE COUNTY, UTAH.

 

TOGETHER
WITH NON-EXCLUSIVE EASEMENT RIGHTS CREATED BY RECIPROCAL EASEMENT AGREEMENT, BY
AND AMONG SAM’S WEST INC., AN ARKANSAS CORPORATION, SHOPKO STORES, INC., A
WISCONSIN CORPORATION AND BULLEN FAMILY PARTNERSHIP, A UTAH LIMITED
PARTNERSHIP, RECORDED OCTOBER 9, 2002 AS ENTRY NO. 800708 IN BOOK 1145 PAGE
313.

 

TAX
I.D. (05-042-0052)

 

 

LEGAL DESCRIPTION

 

PART
OF LOT 1 OF PIERSON ESTATE SUBDIVISION AND PART OF LOT 3 OF REGENCY SUBDIVISION
IN THE SOUTHEAST 1⁄4 OF SECTION 36, T70N, R3W OF THE 5TH PM, CITY OF
BURLINGTON, DES MOINES COUNTY, IOWA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

 

COMMENCING
AT THE SOUTHEAST CORNER OF SAID SECTION 36;

THENCE
NORTH 89 DEGREES 18’39” WEST 503.82 FEET, ALONG THE SECTION LINE TO THE PLACE
OF BEGINNING;

THENCE
NORTH 89 DEGREES 18’39” WEST 170.39 FEET;

THENCE
NORTH 00 DEGREES 38’56” WEST 503.17 FEET;

THENCE
NORTH 89 DEGREES 56’31” EAST 298.47 FEET;

THENCE
NORTH 00 DEGREES 09’04” EAST 189.19 FEET TO THE NORTH LINE OF SAID LOT 3;

THENCE
SOUTH 89 DEGREES 53’42” EAST 262.98 FEET ALONG SAID NORTH LINE TO THE WEST
RIGHT OF WAY LINE OF ROOSEVELT AVENUE;

THENCE
SOUTH 00 DEGREES 09’17” WEST 646.82 FEET ALONG SAID WEST LINE;

THENCE
NORTH 89 DEGREES 17’36” WEST 384.56 FEET;

THENCE
SOUTH 00 DEGREES 23’58” EAST 52.11 FEET TO THE PLACE OF BEGINNING.

 

NOTE:                                                            THE EAST LINE OF THE SOUTHEAST 1⁄4 OF SECTION
36, T70N, R3W IS ASSUMED TO BEAR NORTH.

 

Tax
Parcel Number: 001-0030800

 

 

EXHIBIT A-4

LIST OF OVERLEASES

 

1.             #070       13414 East Sprague Avenue, Spokane,
Washington

Lease Agreement, dated June 26, 1986, by and
between William A. Tombari, Margaret K. Tombari, Arthur G. Grant and Jean
Grant, as landlord, and Shopko Stores, Inc., a Minnesota corporation
(predecessor in title to ShopKo Properties, Inc., a Minnesota corporation,
predecessor in title by conversion to ShopKo Properties, LLC, a Minnesota
limited liability company), as tenant, a memorandum of which was dated June 26,
1986, and recorded June 27, 1986, in the land records of Spokane County,
Washington as No. 8606270453; as assigned by Assignment of Lease
Agreement, dated March 1, 1993, by and between ShopKo Properties, Inc.
and Shopko Stores, Inc., and as further assigned by Assignment of Lease
dated January 27, 2006, by and between Shopko Properties, LLC and Shopko
Properties SPE Real Estate, LLC and recorded January 31, 2006 as Document
Nos. 5337576 and 5337577 in the land records of Spokane County, Washington.

 

2.             #072       2120 Thain Grade, Lewiston, Idaho

Lease Agreement, dated October 9, 1986, by and
between McCann Ranch & Livestock Co., an Idaho corporation, as
landlord, and ShopKo Stores, Inc., a Minnesota corporation (predecessor in
title to ShopKo Properties, Inc., a Minnesota corporation, predecessor in
title by conversion to ShopKo Properties, LLC, a Minnesota limited liability
company), as tenant, a memorandum of which was dated October 9, 1986, and
recorded July 17, 1987, in the land records of Nez Perce County, Idaho as
Instrument No. 512856; as assigned by Assignment of Lease Agreement, dated
March 1, 1993, by and between ShopKo Properties Inc. and ShopKo Stores, Inc.,
and as further assigned by Assignment of Lease dated January 27, 2006, by
and between Shopko Properties, LLC and Shopko Properties SPE Real Estate, LLC
and recorded January 31, 2006 as Document No. 726983 in the land
records of Nez Perce County, Idaho.

 

3.             #073       2530 Rudkin Road, Union Gap,
Washington

Lease Agreement, dated August 12, 1986, by and
between Yakima Theatres, Inc., a Washington corporation, as landlord, and
ShopKo Stores, Inc., a Minnesota corporation (predecessor in title to
ShopKo Properties, Inc., a Minnesota corporation, predecessor in title by
conversion to ShopKo Properties, LLC, a Minnesota limited liability company),
as tenant, a memorandum of which was dated August 12, 1986, and recorded February 6,
1987, in the land records of Yakima County, Washington as Auditor’s File No. 2789547;
as amended by Modification of Lease Agreement, dated June 25, 1991, by and
between Yakima Theatres, Inc. and ShopKo Stores, Inc.; and as
assigned by Assignment of Lease, dated March 1, 1993, by and between
ShopKo Properties, Inc. and ShopKo Stores, Inc., and as further
assigned by Assignment of Lease dated January 27, 2006, by and between
Shopko Properties, LLC and Shopko Properties SPE Real Estate, LLC and recorded January 31,
2006 as Document No. 7492600 in the land records of Yakima County,
Washington.

 

A-4-1

 

4.             #091       1341 North Main Street, Logan, Utah

Lease Agreement, dated August 8, 1988, by and
between Bullen Family Partnership, a Utah limited partnership, as landlord, and
ShopKo Stores, Inc., a Minnesota corporation, as tenant, a memorandum of
which was recorded November 21, 1988, in the land records of Cache County,
Utah at Book 439, page 923 as Instrument No. 517902; and as assigned
by Assignment of Lease dated January 27, 2006, by and between Shopko
Stores, Inc. and Shopko SPE Real Estate, LLC and recorded February 3,
2006 as Entry No. 909678 in Book 1392, Page 325 in the land records
of Cache County, Utah.

 

5.             #141       313 North Roosevelt Avenue,
Burlington, Iowa

Amended and
Restated Agreement of Lease, dated December 18, 1997, by and between
William D. Daniels, Nancy Jane Daniels, and David P. Daniels, as tenants in
common, as landlord, and Penn-Daniels, Incorporated, a Delaware corporation
(predecessor in title by conversion to Penn-Daniels, LLC, a Delaware limited
liability company), as tenant, (i) a Memorandum of Restated Lease of which
was dated December 19, 1997, and recorded December 19, 1997, in the
land records of Des Moines County, Iowa as Document No. 97-007921, and (ii) a
Memorandum of Restated Lease of which was also dated December 18, 1997, and
recorded December 23, 1997, in the land records of Des Moines County, Iowa
as Document No. 97-007992; as assigned by Assignment of Lease dated January 27,
2006, by and between Penn-Daniels, LLC and Penn-Daniels SPE Real Estate, LLC
and recorded February 3, 2006 as Document No. 2006-000745 in the land
records of Des Moines County, Iowa.

 

A-4-2

 

EXHIBIT B

LIMITED RENT DETERMINATION/ADJUSTMENT FORMULA

 

1.             Determination
relating to Assignment or Subleasing.

 

Tenant has a limited collective ability to assign and
sublease a portion of the aggregate square footage of real estate subject to
the Lease.  For square footage that is
either sublet with a corresponding non-disturbance agreement or which is
assigned in accordance with Article 12, Tenant will seek to obtain
initial rents at market rates, but in no event less than a determined minimum (“Determined
Minimum”).  The Determined Minimum
rents for individual Property Locations shall be computed by multiplying (a) a
fraction (the “Quotient”), the numerator of which will be the allocated
loan amount assigned to the particular Property Location as set forth in a loan
agreement between Landlord and Landlord’s Mortgagee and the denominator of
which will be the Total Loan Amount, by (b) the current Base Rent payment.

 

2.             Adjustments
relating to Casualty or Condemnation.

 

Upon (a) a Casualty Event which results in the
removal of a Property Location in accordance with Article 14 of
this Lease, or (b) a Condemnation which results in the removal of a taken
Property Location in accordance with Article 15 of this Lease, the
Base Rent hereunder shall be reduced by the product resulting from multiplying (i) the
Quotient (defined above), by (ii) the current Base Rent payment.

 

As applicable to Sections 1 and 2 of this Exhibit B,
the “Total Loan Amount” shall mean the combined sum of all of the
allocated loan amounts assigned to all of the Property Locations under this
Lease as set forth in the loan agreement as obtained or modified by Landlord’s
existing or future Mortgagees from time to time (the “Allocated Loan Amounts”).  The Allocated Loan Amounts shall be subject
to change after the Effective Date upon sixty (60) days prior written notice to
Tenant if Landlord refinances or modifies the loan secured by the Premises with
an unaffiliated third party Mortgagee (with such refinancing or modification
not to occur more than once every three (3) years); such Allocated
Loan Amounts may change based solely on a change in the fair market value of
the Property Locations established by new appraisals to the extent such
Mortgagee requires new appraisals to determine the then-current Allocated Loan
Amount.  If such Allocated Loan Amounts
change, Landlord shall promptly notify Tenant of the revised Allocated Loan
Amounts.  If no new Allocated Loan
Amounts are required by any new Mortgagees, Landlord and Tenant shall rely on
the Allocated Loan Amounts in effect as of the Effective Date.

 

B-1

 

EXHIBIT C

FORM OF ESTOPPEL LETTER

 

TO:

 

Re:                               Leasehold
interest in property located at                                             
(the “Property”) pursuant to a Lease dated                                     
(the “Lease”) between                                                 
(“Landlord”) and                         
(“Tenant”)

 

Ladies and Gentlemen:

 

The following statements are made for your benefit and
the benefit of your Mortgagees, successors, and assigns (the “Beneficiaries”).  The undersigned hereby certifies to the
Beneficiaries that the following statements are true, correct and complete as
of the date hereof:

 

1.             The
Lease is unmodified and is presently in full force and effect and represents
the entire agreement between Tenant and Landlord with respect to the Property.

 

2.             Tenant
began paying rent under the Lease on                                     .  Tenant is currently paying $                      
per month as rent and $                      
for other charges under the Lease.

 

3.             Neither
Landlord nor Tenant is in default under the Lease.  To the knowledge of the undersigned, no event
has occurred that with the giving of notice, the passage of time, or both,
would constitute a default under the Lease.

 

4.             The
leased premises have been completed in accordance with the terms of the Lease
and Tenant is in occupancy, open for business and paying rent on a current
basis with no rental offsets or claims.

 

5.             Tenant
has not prepaid rent other than as provided for in the Lease or as stated
above.

 

6.             There
are no actions, whether voluntary or otherwise, pending against the undersigned
under the bankruptcy laws of the United States or any State thereof.

 

7.             The
Lease has not been assigned nor has the Property been sublet.

 

8.             Tenant
has no existing defenses, offsets, liens, claims or credits against the payment
obligations under the Lease.

 

9.             The
expiration date of the Lease is                                     
(the “Expiration Date”).  Tenant has not
been granted any options or rights to terminate the Lease earlier than the
Expiration Date.

 

C-1

 

10.           Tenant is
currently not a party to any lease or sublease affecting the Property, other
than the Lease.

 

EXECUTED as of the       
day of                               .

 

 

	
  [                                     ]

  	
   

  
	
  By:

  	
   

  	
   

  	
   

  
	
  Name:

  	
   

  	
   

  	
   

  
	
  Title:

  	
   

  	
   

  	
   

  
						

 

C-2

 

 

EXHIBIT D

FORM OF SUBLEASE NON-DISTURBANCE AGREEMENT

 

SUBLEASE
RECOGNITION AGREEMENT

 

THIS SUBLEASE RECOGNITION AGREEMENT (“Agreement”),
made as of                                                 ,
20         , by and between                                                                  ,
a                                                   (“Landlord”)
and                                                                 ,
a                                        (“Subtenant”).

 

R
E  C  I  T  A  L  S:

 

A.            Landlord
and                                               
(“Tenant”) have entered into a certain lease (the “Lease”) dated
as of                          ,
2006, a memorandum of which has been recorded in the Recorder of Deeds Office
in and for                                     
County,                                   ,
which demises certain real property (the “Property Location”) located at
                                        
(the “Property Location”), which Property Location is more particularly
described on Exhibit “A” attached hereto and made a part hereof.

 

B.            Pursuant
to a Sublease dated as of                                               ,
20    (the “Sublease”), Tenant has leased to
Subtenant                                          of
the Property Location (the “Subleased Property Location”), and which
Subleased Location is more particularly described in the Sublease.

 

C.            The
parties hereto desire to effectuate the provisions of Section 12.03 of the
Lease with respect to the Sublease and the Subleased Property Location.

 

NOW, THEREFORE, in consideration of the mutual
covenants and agreements herein contained, the parties hereto, intending to be
legally bound hereby, agree as follows:

 

1.             Landlord
warrants and represents as follows:

 

a.             that it
is the fee owner of the Property Location;

 

b.             that the
Lease is unmodified (except as may be otherwise set forth in Exhibit B
annexed hereto, if any) and is in full force and effect;

 

c.             that the
term of the Lease expires on                                        ,
but is subject to                  extension
periods of              (       )
years each; and

 

d.             that
Tenant is not in default under the Lease nor has any event occurred which would
after notice to Tenant and the passage of time become a default of Tenant under
the Lease.

 

D-1

 

2.             Landlord
hereby acknowledges receipt of a copy of the Sublease, and agrees the exercise
by Subtenant of any of its rights, remedies and options contained therein shall
not constitute a default under the Lease.

 

3.             Landlord
shall not, in the exercise of any of the rights arising or which may arise out
of the Lease or of any instrument modifying or amending the same or entered
into in substitution or replacement thereof (whether as a result of Tenant’s
default or otherwise), disturb or deprive Subtenant in or of its possession or
its rights to possession of the Subleased Property Location or of any right or
privilege granted to or inuring to the benefit of Subtenant under the Sublease,
provided that Subtenant is not in default under the Sublease beyond the
expiration of any applicable notice and cure period.

 

4.             In
the event of the termination of the Lease by reentry, notice, conditional
limitation, surrender, summary proceeding or other action or proceeding, or
otherwise, or, if the Lease shall terminate or expire for any reason before any
of the dates provided in the Sublease for the termination of the initial or
renewal terms of the Sublease and if immediately prior to such surrender,
termination or expiration the Sublease shall be in full force and effect,
Subtenant shall not be made a party in any removal or eviction action or
proceeding nor shall Subtenant be evicted or removed of its possession or its
right of possession of the Subleased Property Location be disturbed or in any
way interfered with, and the Sublease shall continue in full force and effect
as a direct lease between Landlord and Subtenant.

 

5.             Landlord
hereby waives and relinquishes any and all rights or remedies against
Subtenant, pursuant to any lien, statutory or otherwise, that it may have
against the property, goods or chattels of Subtenant in or on the Subleased
Property Location.

 

6.             Any
notices, consents, approvals, submissions, demands or other communications
(hereinafter collectively referred to as “Notice”) given under this
Agreement shall be in writing, and may be given or be served by hand delivered
personal service, or by depositing the same with a reliable overnight courier
service or by deposit in the United States mail, postpaid, registered or
certified mail, and addressed to the party to be notified, with return receipt
requested.  Notice shall be effective
upon actual receipt or refusal to accept delivery.  For purposes of notice, the addresses of the
parties shall, until changed as herein provided, be as follows:

 

If to the Landlord, at:

 

                                                             

                                                             

                                                             

Attention:                                             

 

If to the Subtenant, at:

 

                                                             

                                                             

 

D-2

 

                                                             

Attention:                                             

 

If to the Tenant:

 

                                                             

                                                             

                                                             

                                                             

Attention:                                             

 

with a copy to:

 

                                                             

                                                             

                                                             

                                                             

Attention:                                             

 

7.             No
modification, amendment, waiver or release of any provision of this Agreement
or of any right, obligation, claim or cause of action arising hereunder shall
be valid or binding for any purpose whatsoever unless in writing and duly
executed by the party against whom the same is sought to be asserted.

 

8.             This
Agreement shall be binding on and shall inure to the benefit of the parties
hereto and their respective heirs, legal representatives, successors, assigns
and sublessees.

 

[THIS SPACE
INTENTIONALLY LEFT BLANK]

 

D-3

 

IN WITNESS WHEREOF, the parties have caused this
Agreement to be executed under seal the date first above written.

 

WITNESS/ATTEST:

 

	
   

  	
  LANDLORD:

  
	
   

  	
   

  
	
   

  	
   

  	
  , a

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
   

  
	
   

  	
  Name:

  
	
   

  	
  Title:

  
	
   

  	
   

  
	
   

  	
  SUBTENANT:

  
	
   

  	
   

  
	
   

  	
   

  	
  , a

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
   

  
	
   

  	
  Name:

  
	
   

  	
  Title:

  
						

 

TENANT’S CONSENT

 

Tenant consents and agrees to the foregoing
Agreement, which was entered into at Tenant’s request.  The foregoing Agreement shall not alter,
waive or diminish any of Tenant’s obligations under the Lease or Sublease.  Tenant is not a party to the above Agreement.

 

	
   

  	
  TENANT:

  
	
   

  	
   

  
	
   

  	
   

  	
  , a

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
   

  
	
   

  	
  Name:

  
	
   

  	
  Title:

  
						

 

D-4

 

LIST
OF EXHIBITS

 

If any exhibit is not attached hereto at the time of
execution of this Agreement, it may thereafter be attached by written agreement
of the parties, evidenced by initialing said exhibit.

 

Exhibit “A”            -               Legal
Description of the Property Location

 

D-5

 

LANDLORD’S
ACKNOWLEDGMENT

 

	
  STATE OF

  	
   

  	
  :

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  :

  	
  SS

  
	
   

  	
   

  	
   

  
	
  COUNTY OF

  	
   

  	
  :

  	
   

  
					

 

 

On this, the     day of                                         ,
20     , before me a Notary Public in and for the
State and County noted above, the undersigned officer, personally appeared                       ,
who acknowledged that he/she is the                                                              of                                                                ,
a                                                                                     ,
and that he/she, being authorized to do so, executed the foregoing instrument
for the purposes therein contained by signing the name of the company by
himself/herself as such officer.

 

In witness whereof, I hereunto set my hand and
official seal.

 

	
   

  	
   

  	
  [Seal]

  
	
   

  	
  Notary Public

  	
   

  
	
   

  	
   

  	
   

  
	
  My Commission
  Expires:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  , 200   

  	
   

  	
   

  
				

 

D-6

 

SUBTENANT’S
ACKNOWLEDGMENT

 

	
  STATE OF

  	
   

  	
  :

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  :

  	
  SS

  
	
   

  	
   

  	
   

  
	
  COUNTY OF

  	
   

  	
  :

  	
   

  
					

 

On this, the      day of                                                        ,
20    , before me a Notary Public in and for the State and
County noted above, the undersigned officer, personally appeared                                   ,
who acknowledged that he/she is                                                                       of                                                                       ,
a                                                                              ,
and that he/she, being authorized to do so, executed the foregoing instrument
for the purposes therein contained by signing the name of the company by
himself/herself as such officer.

 

In witness whereof, I hereunto set my hand and
official seal.

 

	
   

  	
   

  	
  [Seal]

  
	
   

  	
  Notary Public

  	
   

  
	
   

  	
   

  	
   

  
	
  My Commission
  Expires:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  , 200   

  	
   

  	
   

  
					

 

D-7

 

EXHIBIT E

 

FORM OF MORTGAGEE NON-DISTURBANCE
AGREEMENT

 

 

	
   

  	
   

  	
   

  
	
   

  	
  (Lender)       

  	
   

  

 

 

-
and -

 

 

	
   

  	
   

  	
   

  
	
   

  	
  (Tenant)       

  	
   

  

 

 

SUBORDINATION, NON-DISTURBANCE AND

ATTORNMENT AGREEMENT

 

Dated:    As of                                                  

 

PREPARED BY AND UPON

RECORDATION RETURN TO:

 

                                                            

                                                            

                                                            

                                                            

 

E-1

 

THIS  SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT
AGREEMENT (this “Agreement”)
is made as of the        day of                                               ,
2006, by and between                                               ,
a                                               ,
having its principal place of business at                                               
(together with its successors and/or assigns, “Lender”) and                                               ,
a                                               
having an address at                                                       
“Tenant”).

 

RECITALS:

 

A.            Lender
has advanced a loan to                                     ,
a                                   
                            
(“Borrower”) in the principal sum
of                                                       
DOLLARS ($                                )
(the “Loan”) advanced pursuant to
that certain Loan Agreement of even date herewith between Borrower and Lender
(together with all extensions, renewals, modifications, substitutions and
amendments thereof, the “Loan Agreement”).

 

B.            The
Loan is secured by, among other things, the Security Instrument (as defined in
the Loan Agreement) which grants Lender a first lien on the Properties (as
defined in the Loan Agreement) encumbered thereby and is further evidenced by
the Note (as defined in the Loan Agreement).

 

C.            Borrower
has entered into a certain Lease Agreement dated as of the date hereof (the “Lease”) with Tenant, which Lease relates to
the Properties.

 

D.            Tenant
has agreed to confirm the subordination of the Lease to the Security Instrument
and to the liens thereof on the terms and conditions hereinafter set forth.

 

AGREEMENT:

 

For good and
valuable consideration, Tenant
and Lender agree as follows:

 

1.             Subordination.  The Lease is and shall at all times be
subject and subordinate in all respects to the terms, covenants and provisions
of the Security Instrument and to the liens thereof, including without
limitation, all renewals, increases, modifications, spreaders, consolidations,
replacements and extensions thereof and to all sums secured thereby and
advances made thereunder with the same force and effect as if the Security
Instrument had been executed, delivered and recorded prior to the execution and
delivery of the Lease.

 

2.             Non-Disturbance and Attornment.  If Lender or any other subsequent purchaser
of the Properties shall become the owner of the Properties by reason of the
foreclosure of the Security Instrument or the acceptance of a deed or
assignment in lieu of foreclosure or by reason of any other enforcement of the
Security Instrument (Lender or such other purchaser being hereinafter referred
as “Purchaser”), provided no event
of default exists under the Lease, (a) Purchaser shall not (i) disturb
Tenant’s possession of the Properties nor (ii) name Tenant as a party to any foreclosure or other
proceeding to enforce the terms of the Security Instrument and (b) any
sale or other transfer of the Properties or of Borrower’s interest in the
Lease, pursuant to foreclosure of the Security Instrument or the acceptance of
a deed or assignment in lieu of foreclosure or by reason of any other
enforcement of the Security Instrument, will be subject and

 

E-2

 

subordinate to Tenant’s
possession and rights under the Lease; and (c) the Lease shall not
be terminated or affected thereby but shall continue in full force and effect
as a direct lease between Purchaser and Tenant upon all of the terms, covenants
and conditions set forth in the Lease and in that event, Tenant agrees to
attorn to Purchaser and Purchaser by virtue of such acquisition of the
Properties shall be deemed to have agreed to accept such attornment, provided,
however, that Purchaser shall not be (i) liable for the failure of any
prior landlord (any such prior landlord, including Borrower and any successor
landlord, being hereinafter referred to as a “Prior
Landlord”) to perform any of its obligations under the Lease which
have accrued prior to the date on which Purchaser shall become the owner of the
Properties; (ii) subject to any offsets, defenses, abatements or
counterclaims which shall have accrued in favor of Tenant against any Prior
Landlord prior to the date upon which Purchaser shall become the owner of the
Properties;  (iii) liable for the
return of rental security deposits, if any, paid by Tenant to any Prior
Landlord in accordance with the Lease unless such sums are actually received by
Purchaser; (iv) bound by any payment of rents, additional rents or other
sums which Tenant may have paid more than one (1) month in advance to any
Prior Landlord unless such sums are actually received by Purchaser; (v) bound
by any modification or amendment of the Lease, or any waiver of the terms of
the Lease, made without Lender’s written consent; or (vi) any consensual
or negotiated surrender, cancellation, or termination of the Lease, in whole or
in part, agreed upon between Borrower and Tenant, unless effected unilaterally
by Tenant pursuant to the express terms of the Lease.    Notwithstanding anything to the contrary
contained in this Agreement, in the case of clauses (i) and (ii) herein,
the foregoing shall not limit either (1) Tenant’s right to exercise any
offsets, defenses, claims, reductions, deductions or abatements otherwise
available to Tenant because of events occurring before or after the date of
attornment to the extent Lender has received notice thereof and the opportunity
to cure within the time periods set forth in this Agreement (it being further
agreed that offsets, reductions, deductions or abatements under the Lease that
were deducted by Tenant prior to the date upon which Purchaser succeeds to the
interest of Prior Landlord shall not be subject to challenge), or (2) Purchaser’s liability for any defaults that
continue after the date of attornment that violate Purchaser’s obligations as
landlord under the Lease.  In the
event that any liability of Purchaser does arise pursuant to this Agreement,
such liability shall be limited and restricted to Purchaser’s interest in the
Properties and shall in no event exceed such interest.

 

3.             Notices.  All notices required or permitted hereunder
shall be given and become effective as provided in Loan Agreement.  Notices to the Tenant shall be addressed as
follows:

 

                                            

                                            

                                            

Attention:                            

Facsimile No.:                    

 

and

 

                                            

                                            

Attention:                            

Facsimile No.:                    

 

E-3

 

4.             Lender’s
Right of Access.  Tenant agrees
that Lender shall have the rights of access to the Properties for the purpose
of curing a default under the Lease as granted to Borrower pursuant to the
terms of the Lease and Lender agrees not to disturb the normal business
operations of Tenant at such Properties in connection therewith.

 

5.             Notice
to Lender.  Notwithstanding
anything to the contrary in the Lease or this Agreement, before exercising any
offset right or termination right, Tenant agrees that it shall deliver to
Lender a copy of any written notice of the breach or default by Borrower giving
rise to same (the “Default Notice”),
and, thereafter, the opportunity to cure such breach or default as provided for
below.

 

6.             Cure.  After Lender receives a Default Notice, Lender
shall have a period of thirty (30) days beyond the time available to Landlord
under the Lease in which to cure the breach or default by Borrower.  Lender shall have no obligation to cure (and
shall have no liability or obligation for not curing) any breach or default by
Borrower, except to the extent that Lender agrees or undertakes otherwise in
writing. In addition, as to any breach or default by Lender the cure of which
requires possession and control of a Property, provided that Lender undertakes
by written notice to Tenant to exercise reasonable efforts to cure or cause to
be cured by a receiver such breach or default within the period permitted by
this paragraph, Lender’s cure period shall continue for such additional time
(the “Extended Cure Period”) as
Lender may reasonably require to either: (a) obtain possession and control
of the applicable Property with due diligence and thereafter cure the breach or
default with reasonable diligence and continuity; or (b) obtain the
appointment of a receiver and give such receiver a reasonable period of time in
which to cure the default.

 

7.             Proceeds and Awards. Provided
that Tenant is not in default under the terms of the Lease (beyond any
applicable cure periods), Lender agrees that, notwithstanding any provision
hereof to the contrary, the terms of the Lease shall continue to govern with
respect to the disposition of any insurance proceeds or eminent domain awards.

 

8.             Successors
and Assigns.  This Agreement
shall be binding upon and inure to the benefit of Lender, Tenant and Purchaser
and their respective successors and assigns.

 

9.             Governing
Law.  This Agreement shall be
deemed to be a contract entered into pursuant to the laws of the State of                                               and
shall in all respects be governed, construed, applied and enforced in
accordance with the laws of the State of                                               .

 

10.          Miscellaneous.  This Agreement may not be modified in any
manner or terminated except by an instrument in writing executed by the parties
hereto.  If any term, covenant or
condition of this Agreement is held to be invalid, illegal or unenforceable in
any respect, this Agreement shall be construed without such provision.  This Agreement may be executed in any number
of duplicate originals and each duplicate original shall be deemed to be an
original.  This Agreement may be executed
in several counterparts, each of which

 

E-4

 

counterparts
shall be deemed an original instrument and all of which together shall
constitute a single Agreement.  The
failure of any party hereto to execute this Agreement, or any counterpart
hereof, shall not relieve the other signatories from their obligations
hereunder.  Whenever the context may
require, any pronouns used herein shall include the corresponding masculine,
feminine or neuter forms, and the singular form of nouns and pronouns shall
include the plural and vice versa.

 

[NO FURTHER TEXT ON THIS PAGE]

 

E-5

 

IN WITNESS
WHEREOF, Lender and Tenant have duly executed this Agreement as of the date
first above written.

 

 

	
   

  	
  [INSERT LENDER SIGNATURE BLOCK]

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
  Name:

  
	
   

  	
   

  	
  Title:

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  [INSERT TENANT SIGNATURE BOCK]

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
  Name:

  
	
   

  	
   

  	
  Title:

  
	
   

  	
   

  
	
  THE
  UNDERSIGNED ACCEPTS AND AGREES TO

  	
   

  
	
  THE
  PROVISIONS HEREOF:

  	
   

  
	
   

  	
   

  
	
  [INSERT
  LANDLORD SIGNATURE BLOCK]

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
   

  	
   

  	
   

  
	
   

  	
  Name:

  	
   

  
	
   

  	
  Title:

  	
   

  
						

 

 

ACKNOWLEDGEMENTS

 

(To Be Attached)

 

E-6

 

EXHIBIT F

 

FORM OF LANDLORD AGREEMENT

 

LANDLORD AGREEMENT

 

Wachovia Bank, National Association, in its capacity
as agent pursuant to the Loan Agreement (as defined below) acting for and on
behalf of the parties thereto as lenders (in such capacity, together with its
successors and assigns, “Agent”) and the parties to the Loan Agreement as
lenders (collectively, together with their respective successors and assigns, “Lenders”)
have entered or are about to enter into financing arrangements with                             
(“Debtor”) pursuant to which Agent has been granted a security interest in all
of Debtor’s and certain of its affiliates’ inventory and other personal
property (hereinafter “Personal Property”). 
For purposes of this Agreement, the term “Personal Property” does not
include plumbing and electrical fixtures, heating, ventilation and air
conditioning, wall and floor coverings, walls or ceilings and other fixtures
not constituting trade fixtures.  Some of
the Personal Property has or may from time to time become affixed to or be
located on, wholly or in part, the real property leased by Debtor or its
affiliates located at the addresses listed on Exhibit A attached hereto
(collectively, the “Premises”).                        
(“Landlord”) is the owner or lessor of the Premises.  The term “Loan Agreement” as used herein
shall mean the Loan and Security Agreement by and among Debtor, certain of its
affiliates, Agent and Lenders, as the same now exists or may hereafter be
amended, modified, supplemented, extended, renewed, restated or replaced.

 

In order for Agent and Lenders to consider making
loans or providing other financial accommodations to Debtor or its affiliates
in reliance upon the Personal Property as collateral, the undersigned agree as
follows:

 

1.  Landlord
waives and relinquishes any landlord’s lien, rights of levy or distraint,
claim, security interest or other interest Landlord may now or hereafter have
in or with respect to any of the Personal Property, whether for rent or
otherwise.

 

2.  Except as
otherwise provided in the lease relating to the Premises between Landlord and
Debtor as in effect on the date hereof (the “Lease”), the Personal Property may
be installed in or located on the Premises and is not and shall not be deemed a
fixture or part of the real property but shall at all times be considered
personal property.

 

3.  Agent, at
its option, for itself and for the benefit of Lenders, may enter and use the
Premises for the purpose of repossessing, removing, selling or otherwise
dealing with any of the Personal Property, and such license shall be
irrevocable and shall commence on the date (the “Access Commencement Date”)
which is the earlier of (w) five (5) business days following Landlord’s
receipt of written notice from Agent that Agent intends to enter the Premises
pursuant to the rights granted to Agent hereunder or (x) five (5) business
days following Agent’s receipt of written notice from Landlord that the Lease
has terminated in accordance with Section 4 hereof, and such license shall
expire on the date (the “Access Termination Date”) that is ninety

 

F-1

 

(90) days after the
Access Commencement Date; provided, that, (a) for each day
from the Access Commencement Date through the earlier of the Access Termination
Date or the date on which Agent notifies Landlord in writing that Agent will
not be or will no longer be using the Premises pursuant to the rights granted
to it hereunder, Agent shall (i) maintain or cause to be maintained such
insurance as is required by the Debtor to be maintained as provided under the
Lease, (ii) unless Landlord has otherwise been paid rent in respect of any
such period, Agent shall pay the regularly scheduled rent (prorated on a per
diem basis to be determined on a thirty (30) day month) without thereby
assuming the Lease or incurring any other Obligations of Debtor and, (iii) without
duplication of the payments under clause (ii) above, pay or cause to be
paid all utilities costs attributable to the Premises in accordance with the
terms and provisions of the Lease, without thereby assuming the Lease or
incurring any other obligations of Debtor, (b) any damage to the Premises
caused by Agent or its representatives will be repaired by Agent at the sole
expense of Lenders, (c) Agent agrees to indemnify, defend and hold
Landlord harmless from and against any and all damages, losses, claims,
judgments, liabilities, costs and expense (including reasonable attorneys’ fees
and expenses) resulting or arising from the activities of Agent on the
Premises, except for those damages, losses, claims, judgments, liabilities,
costs and expense caused by the gross negligence or willful misconduct of
Landlord, and (d) Landlord shall be entitled to inspect the Premises and
to show the Premises to prospective tenants and purchasers from time to time.

 

4.  Landlord
agrees to send notice in writing of any termination of, or default under, or
abandonment or surrender under (which constitute a default under the Lease) the
Lease to:

 

Wachovia Bank, National
Association, as Agent

Heritage Square II, Suite 1050

5001 LBJ Freeway

Dallas, Texas 75244

Attention:  Portfolio Manager

Telephone No.:  (214) 761-9044

Telecopy No.:  (214) 748-9118

 

Agent shall have
the right, but not the obligation, to cure any default by Debtor under the
Lease in the manner and time period provided in the Lease. Any payment made or
act done by Agent to cure any such default shall not constitute an assumption
of the Lease or any obligations of Debtor. 
Any notice required to be to Agent hereunder shall be directed to Agent
at the address set forth above in this Section 4 or such other address as
Agent notifies Landlord in writing.

 

5.  This
Agreement may not be changed or terminated orally or by course of conduct.  Landlord shall notify any purchaser of the
Premises or of its business of this Agreement and its terms.  This Agreement is binding upon, and inures to
the benefit of, Landlord, Debtor and Agent and their respective successors and
assigns.

 

6.  Any notice
required to be given to Landlord hereunder shall be directed to Landlord at the
address set forth under Landlord’s signature below or such other address as
Landlord notifies Agent in writing.

 

F-2

 

7.  Entry by
Agent or its agents or representatives upon the Premises shall not be deemed an
eviction or a disturbance of Debtor’s use and possession of the Premises or any
part thereof, or render Landlord liable to Debtor for damages or abatement of
rent or relieve Debtor from the responsibility of performing any of Debtor’s
obligations under the Lease, and Debtor shall have no right or claim against
Landlord for or by reason of any such entry or inspection or removal or
attempted removal of the Personal Property by Agent or its agents or
representatives.

 

8.  This
Agreement shall be governed by and construed in accordance with the laws of the
States where the Premises are located.

 

Dated this         
day of                     ,
2006.

 

	
   

  	
  [NAME OF
  LANDLORD]

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Title:

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Address:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  
	
  Agreed:

  	
   

  
	
   

  	
   

  
	
  [NAME OF DEBTOR]

  	
   

  
	
   

  	
   

  
	
  By:

  	
   

  	
   

  	
   

  
	
   

  	
   

  
	
  Name:

  	
   

  	
   

  	
   

  
	
   

  	
   

  
	
  Title:

  	
   

  	
   

  	
   

  
	
   

  	
   

  
	
  WACHOVIA BANK,
  NATIONAL ASSOCIATION, as Agent

  	
   

  
	
   

  	
   

  
	
  By:

  	
   

  	
   

  	
   

  
	
   

  	
   

  
	
  Name:

  	
   

  	
   

  	
   

  
	
   

  	
   

  
	
  Title:

  	
   

  	
   

  	
   

  
												

 

F-3

 

Exhibit A

 

Premises

 

1.

 

2.

 

3.

 

F-4

 

ACKNOWLEDGMENT
TO BE MADE BY LANDLORD

 

(INDIVIDUAL)

 

STATE OF

 

ss:

 

COUNTY OF:

 

I,                                                                                                                                 ,
a Notary Public within and for said County, in the State aforesaid, duly
commissioned and acting, do hereby certify that on this                                    
day of                                     ,
2006, personally appeared before me                                                                                     
                      ,
the Landlord named in the foregoing Landlord Agreement, to me personally known
to be the person who signed said Landlord Agreement, who, being by me duly
sworn and being informed of the contents of said Landlord Agreement, stated and
acknowledged under oath that he signed, executed, sealed and delivered same as
his free and voluntary act and deed, for the uses, purposes and considerations
therein mentioned and set forth.

 

WITNESS my hand and seal as such Notary Public the day
and year in this certificate above written.

 

 

	
   

  	
   

  	
   

  
	
   

  	
  Notary Public

  	
   

  

 

F-5

 

LANDLORD
ACKNOWLEDGMENT

(PARTNERSHIP)

 

STATE OF

 

ss:

 

COUNTY OF:

 

I,                                                                                                                                ,
a Notary Public within and for said County, in the State aforesaid, duly
commissioned and acting, do hereby certify that on this                                            
day of                                     ,
2006, personally appeared before me                                                                                    
and                                                                                                                                                                            ,
the Landlord named in the foregoing Landlord Agreement, to me personally known
to be the person who signed said Landlord Agreement, stated and acknowledged
under oath that they are Partners of                                                                             
the Partnership named in and which executed the said Landlord Agreement, and
that they signed, executed, sealed and delivered same individually and on
behalf of the said Partnership, with authority, as their and its free and
voluntary act and deed for the uses, purposes and considerations therein
mentioned and set forth.

 

WITNESS my hand and seal as such Notary Public the day
and year in this certificate above written.

 

 

	
   

  	
   

  	
   

  
	
   

  	
  Notary Public

  	
   

  

 

F-6

 

LANDLORD
ACKNOWLEDGMENT

(CORPORATION)

 

STATE OF

 

ss:

 

COUNTY OF:

 

I,                                                                                                                        ,
a Notary Public within and for said County, in the State aforesaid, duly
commissioned and acting, do hereby certify that on this                                            
day of                                    ,
2006, personally appeared before me                                                                        
                            
(Name of Signer for Landlord) to me personally known to be the person who
signed the foregoing Landlord Agreement, and who, being by me duly sworn and
being informed of the contents of said Landlord Agreement, stated and
acknowledged to me under oath that he is                                                         
(Title) of                                                                                                 
the Corporation named in and which executed the said Landlord Agreement, and
that same was signed, sealed, executed and delivered by him in the name of and
on behalf of the said Corporation by authority of its Board of Directors and
that the execution of said Landlord Agreement was his free and voluntary act
and deed in his said capacity and acknowledged to me that said Corporation
executed the same as its voluntary and was by him voluntarily executed, on
behalf of said Corporation for the uses, purposes and consideration therein
mentioned and set forth.

 

WITNESS my hand and seal as such Notary Public the day
and year in this certificate above written.

 

 

	
   

  	
   

  	
   

  
	
   

  	
  Notary Public

  	
   

  

 

F-7

 

DEBTOR
ACKNOWLEDGMENT

(CORPORATION)

 

STATE OF

 

ss:

 

COUNTY OF:

 

I,                                                                                                                        ,
a Notary Public within and for said County, in the State aforesaid, duly
commissioned and acting, do hereby certify that on this                                            
day of                                    ,
2006, personally appeared before me                                                                        
                            
(Name of Signer for Debtor) to me personally known to be the person who signed
the foregoing Landlord Agreement, and who, being by me duly sworn and being
informed of the contents of said Landlord Agreement, stated and acknowledged to
me under oath that he is                                                         
(Title) of                                                         
                                        
the Corporation named in and which executed the said Landlord Agreement, and
that same was signed, sealed, executed and delivered by him in the name of and
on behalf of the said Corporation by authority of its Board of Directors and
that the execution of said Landlord Agreement was his free and voluntary act
and deed in his said capacity and acknowledged to me that said Corporation
executed the same as its voluntary and was by him voluntarily executed, on
behalf of said Corporation for the uses, purposes and consideration therein
mentioned and set forth.

 

WITNESS my hand and seal as such Notary Public the day
and year in this certificate above written.

 

 

	
   

  	
   

  	
   

  
	
   

  	
  Notary Public

  	
   

  

 

F-8

 

AGENT
ACKNOWLEDGMENT

 

STATE OF

 

ss:

 

COUNTY OF:

 

I,                                                                                                                        ,
a Notary Public within and for said County, in the State aforesaid, duly
commissioned and acting, do hereby certify that on this     
day of            2006,
personally appeared before me                                                                        
                            
(Name of Signer for Agent) to me personally known to be the person who signed
the foregoing Landlord Agreement, and who, being by me duly sworn and being
informed of the contents of said Landlord Agreement, stated and acknowledged to
me under oath that he is                                                         
(Title) of Wachovia Bank, National Association, the national association named
in and which executed the said Landlord Agreement, and that same was signed,
sealed, executed and delivered by him in the name of and on behalf of the said
national association by authority of its Board of Directors and that the
execution of said Landlord Agreement was his free and voluntary act and deed in
his said capacity and acknowledged to me that said national association
executed the same as its voluntary and was by him voluntarily executed, on
behalf of said national association for the uses, purposes and consideration
therein mentioned and set forth.

 

WITNESS my hand and seal as such Notary Public the day
and year in this certificate above written.

 

 

	
   

  	
   

  	
   

  
	
   

  	
  Notary Public

  	
   

  

 

F-9

 

EXHIBIT G

 

FORM OF MEMORANDUM OF LEASE

 

This Instrument
Prepared By and Upon

Recordation return
to:

Attention:

 

MEMORANDUM OF LEASE

 

THIS MEMORANDUM OF LEASE (“Memorandum”) made as of the
         day of                                       ,
2006, by and between                                                                         
(“Tenant”), and                                                         ,
a(n)                                         
(“Landlord”).

 

WITNESSETH:

 

1.             Premises.  Landlord and Tenant have entered into a lease
(“Lease”) dated                                     ,
20      , for that certain real property lying,
being and situate in the County of                     ,
City of                                 ,
State of                           ,
more particularly described on EXHIBIT A attached hereto and made a
part hereof, together with the buildings and improvements located thereon (the “Premises”).

 

2.             Term and Renewal Options.  The Lease has an initial term of twenty (20)
years, subject to extension (at Tenant’s option) as provided therein for two (2) successive
additional periods of ten (10) years each.

 

3.             Incorporation of Lease.  This Memorandum is for informational purposes
only and nothing contained herein shall be deemed to in any way modify or
otherwise affect any of the terms and conditions of the Lease, the terms of
which are incorporated herein by reference. 
This instrument is merely a memorandum of the Lease and is subject to
all of the terms, provisions and conditions of the Lease.  In the event of any inconsistency between the
terms of the Lease and this instrument, the terms of the Lease shall prevail.

 

4.             Binding Effect.  The rights and obligations set forth herein
shall be binding upon and inure to the benefit of the parties hereto and their
respective heirs, personal representatives, successors and assigns.

 

[Signatures follow on
next page]

 

G-1

 

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

 

	
  Witnesses or
  Attest (as to Landlord):

  	
   

  	
  LANDLORD:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  a(n)

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Print Name:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Print Title:

  	
   

  	
   

  
	
   

  	
   

  	
  Date:

  	
   

  	
  , 20

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Witnesses or
  Attest (as to Tenant):

  	
   

  	
  TENANT:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  a

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Print Name:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Print Title:

  	
   

  	
   

  
	
   

  	
   

  	
  Date:

  	
   

  	
  , 20

  	
   

  	
   

  
													

 

G-2

 

	
  STATE OF

  	
  )

  
	
   

  	
  ) SS:

  
	
  COUNTY OF

  	
  )

  

 

I, the undersigned, a Notary Public in and for said
County in said State, hereby certify that 
                                                                ,
whose name as                                                    
of                                                  ,
a                                               ,
is signed to the foregoing instrument, who is known to me, acknowledged before
me on this day that, being informed of the contents of the instrument, he, as
such officer and with full authority, executed the same voluntarily for and as
the act of said                                .

 

Given under my hand and official seal this       day
of                                          ,
20      

 

	
   

  	
   

  
	
   

  	
  Notary Public

  	
   

  
	
   

  	
  State of

  	
   

  
	
   

  	
  My Commission expires:

  	
   

  	
   

  
						

 

 

	
  STATE OF

  	
  )

  
	
   

  	
  ) SS:

  
	
  COUNTY OF

  	
  )

  

 

I HEREBY CERTIFY that on this day before me, an
officer duly authorized in the state and county named above to take
acknowledgments, personally appeared                                                     
as                                                   
of                                                   ,
a                                       
, to me known to be the person who signed the foregoing instrument as such
officer and he/she acknowledged that the execution thereof was his/her free act
and deed as such officer for the use and purposes therein expressed and that
the instrument is the act and deed of said                               .

 

WITNESS my hand and official seal this       day
of                                          ,
20      .

 

G-3

 

EXHIBIT H

 

STATE SPECIFIC PROVISIONS

 

None.

 

H-1

 

EXHIBIT I

 

REQUIRED REPAIRS

 

I-1

 

	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Completed
  Items - Amt Paid

  	
   

  	
  Immediate

  Repair Reserve

  Amount

  	
   

  
	
  Item

  	
   

  	
  Store #

  	
   

  	
  City

  	
   

  	
  St

  	
   

  	
  Short
  Description

  	
   

  	
  Additional
  Description

  	
   

  	
  Qty

  	
   

  	
  Unit of

  Measure

  	
   

  	
  and
  submitted Proof of Pymt

  to TriMont

  	
   

  	
  Year 1

  2006

  	
   

  
	
  06-007-02

  	
   

  	
  009

  	
   

  	
  Marshfield

  	
   

  	
  WI

  	
   

  	
  Electrical

  	
   

  	
  Replace emergency
  generator. POC is uncertain if emergency generator is operational.

  	
   

  	
  1

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  1,000

  	
   

  
	
  06-008-02

  	
   

  	
  010

  	
   

  	
  Marquette

  	
   

  	
  MI

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Some of the extruded
  curbs along the northwest entrance drive and main entrance aisles have been
  damaged by snow removal equipment. Repair will be required in addition to the
  repairs of the repairs of asphalt pavement at the auxiliary parking area
  pavement. (Approximately 400 Linear Feet)

  	
   

  	
  400

  	
   

  	
  LF

  	
   

  	
   

  	
   

  	
  $

  	
  1,000

  	
   

  
	
  06-021-03

  	
   

  	
  026

  	
   

  	
  Beloit

  	
   

  	
  WI

  	
   

  	
  Exterior Building

  	
   

  	
  Replace damaged section
  of steel barricade. Observed damage to steel barricade adjacent to truck
  dock.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,000

  	
   

  
	
  06-034-02

  	
   

  	
  039

  	
   

  	
  Lincoln

  	
   

  	
  NE

  	
   

  	
  ADA Restrooms

  	
   

  	
  Install Audio/Visual
  warning device in Men’s and Women’s restrooms.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,000

  	
   

  
	
  06-042-01

  	
   

  	
  051

  	
   

  	
  Fort Atkinson

  	
   

  	
  WI

  	
   

  	
  EIFS System

  	
   

  	
  Damaged corner of EIFS
  soffit. Entire surface material has been damaged creating an opening into the
  metal stud framing and sub structure.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,000

  	
   

  
	
  06-044-02

  	
   

  	
  053

  	
   

  	
  North Platte

  	
   

  	
  NE

  	
   

  	
  Roof Repairs

  	
   

  	
  Repair occasional leaks
  around HVAC curbs during heavy rains. (Qty 2)

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,000

  	
   

  
	
  06-061-04

  	
   

  	
  070

  	
   

  	
  Spokane

  	
   

  	
  WA

  	
   

  	
  Masonry Repairs

  	
   

  	
  Replace several CMU
  blocks missing on the west side of the building.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,000

  	
   

  
	
  06-076-02

  	
   

  	
  089

  	
   

  	
  Walla Walla

  	
   

  	
  WA

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Replace concrete
  walkways for isolated areas where concrete is cracked and spalled at the entrances.
  (Approximately 250 Square Feet)

  	
   

  	
  250

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  1,000

  	
   

  
	
  06-078-02

  	
   

  	
  091

  	
   

  	
  Logan

  	
   

  	
  UT

  	
   

  	
  Roof Repairs

  	
   

  	
  Replace damaged and
  missing roof ballast pavers

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,000

  	
   

  
	
  06-092-05

  	
   

  	
  107

  	
   

  	
  West Bountiful

  	
   

  	
  UT

  	
   

  	
  Roof Repairs

  	
   

  	
  Replace damaged and
  missing roof ballast pavers.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,000

  	
   

  
	
  06-093-06

  	
   

  	
  108

  	
   

  	
  Spanish Fork

  	
   

  	
  UT

  	
   

  	
  Plumbing

  	
   

  	
  Replace water heaters
  that are leaking and rusting with commercial grade water heaters-50 to 120
  gallon.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
  $

  	
  1,000

  	
   

  	
  $

  	
  1,000

  	
   

  
	
  06-095-06

  	
   

  	
  110

  	
   

  	
  Salt Lake City

  	
   

  	
  UT

  	
   

  	
  Plumbing

  	
   

  	
  Replace damaged electric
  water cooler in Storage room . (Qty 1)

  	
   

  	
  1

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  1,100

  	
   

  
	
  06-123-02

  	
   

  	
  SKO GO

  	
   

  	
  Green Bay

  	
   

  	
  WI

  	
   

  	
  ADA Parking

  	
   

  	
  Adequate number of
  designated parking stalls and signage for vans not provided. (Qty 3)

  	
   

  	
  3

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  1,100

  	
   

  
	
  06-053-01

  	
   

  	
  062

  	
   

  	
  Great Falls

  	
   

  	
  MT

  	
   

  	
  ADA Parking

  	
   

  	
  Access aisles adjacent
  to parking spaces, crossing hazardous vehicle areas, from main roadways or
  public transportation stops to the building sidewalks and entrances not provided.
  (Approximately 170 Linear Feet)

  	
   

  	
  170

  	
   

  	
  LF

  	
   

  	
   

  	
   

  	
  $

  	
  1,105

  	
   

  
	
  06-103-04

  	
   

  	
  123

  	
   

  	
  Houghton

  	
   

  	
  MI

  	
   

  	
  Flooring

  	
   

  	
  The wood flooring within
  the Pharmacy and Optical centers is warped and will require replacement.
  (Approximately 2,500 Square Feet)

  	
   

  	
  2,500

  	
   

  	
  SY

  	
   

  	
   

  	
   

  	
  $

  	
  1,125

  	
   

  
	
  06-079-05

  	
   

  	
  092

  	
   

  	
  Kennewick

  	
   

  	
  WA

  	
   

  	
  Exterior Caulking

  	
   

  	
  Replace building caulk
  at areas observed with cracks in the CMU masonry expansion joints.
  (Approximately 1,100 Square Feet).

  	
   

  	
  1,100

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  1,155

  	
   

  
	
  06-007-01

  	
   

  	
  009

  	
   

  	
  Marshfield

  	
   

  	
  WI

  	
   

  	
  ADA Restrooms

  	
   

  	
  Modify existing lavatory
  faucets to paddle type faucets. (Qty 4)

  	
   

  	
  4

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  1,200

  	
   

  
																						

 

 

	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Completed
  Items - Amt Paid

  	
   

  	
  Immediate

  Repair Reserve

  Amount

  	
   

  
	
  Item

  	
   

  	
  Store #

  	
   

  	
  City

  	
   

  	
  St

  	
   

  	
  Short
  Description

  	
   

  	
  Additional
  Description

  	
   

  	
  Qty

  	
   

  	
  Unit of

  Measure

  	
   

  	
  and
  submitted Proof of Pymt

  to TriMont

  	
   

  	
  Year 1

  2006

  	
   

  
	
  06-029-02

  	
   

  	
  034

  	
   

  	
  Madison North

  	
   

  	
  WI

  	
   

  	
  Interior Finishes

  	
   

  	
  Wall finish and backup
  material below wall hung lavatories in the Men’s Restroom has been removed
  and requires repair. Repair and replace wall finish below lavatories to match
  existing.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
  $

  	
  1,200

  	
   

  	
  $

  	
  1,200

  	
   

  
	
  06-053-04

  	
   

  	
  062

  	
   

  	
  Great Falls

  	
   

  	
  MT

  	
   

  	
  Roof Repairs

  	
   

  	
  According to the POC,
  there are small roof leaks located in the front half of the building.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,200

  	
   

  
	
  06-079-04

  	
   

  	
  092

  	
   

  	
  Kennewick

  	
   

  	
  WA

  	
   

  	
  ADA Restrooms

  	
   

  	
  Modify existing lavatory
  faucets to paddle type faucets. (Qty 4)

  	
   

  	
  4

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  1,200

  	
   

  
	
  06-084-05

  	
   

  	
  097

  	
   

  	
  West Valley

  	
   

  	
  UT

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Replace concrete curbs
  at multiple parking lot island locations throughout parking lot.
  (Approximately 100 Linear Feet)

  	
   

  	
  100

  	
   

  	
  LF

  	
   

  	
   

  	
   

  	
  $

  	
  1,200

  	
   

  
	
  06-084-06

  	
   

  	
  097

  	
   

  	
  West Valley

  	
   

  	
  UT

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Crack seal concrete at
  excessive cracking in concrete paving at dock area. (Approximately 60 Linear Feet)

  	
   

  	
  60

  	
   

  	
  LF

  	
   

  	
   

  	
   

  	
  $

  	
  1,200

  	
   

  
	
  06-101-04

  	
   

  	
  119

  	
   

  	
  Dixon

  	
   

  	
  IL

  	
   

  	
  Gas Piping

  	
   

  	
  Gas supply piping on
  roof and supplying roof-top HVAC units observed rusted and corroded. Scrape
  and paint piping. (Approximately 400 Linear Feet)

  	
   

  	
  400

  	
   

  	
  LF

  	
   

  	
   

  	
   

  	
  $

  	
  1,200

  	
   

  
	
  06-084-04

  	
   

  	
  097

  	
   

  	
  West Valley

  	
   

  	
  UT

  	
   

  	
  ADA Paths of travel

  	
   

  	
  Stair handrails do not
  extend beyond the top and/or bottom riser. (Cost per extension.) (Qty 7)

  	
   

  	
  7

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  1,225

  	
   

  
	
  06-093-07

  	
   

  	
  108

  	
   

  	
  Spanish Fork

  	
   

  	
  UT

  	
   

  	
  Roof Repairs

  	
   

  	
  Replace missing and
  damaged roof ballast pavers

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,300

  	
   

  
	
  06-094-05

  	
   

  	
  109

  	
   

  	
  Riverdale

  	
   

  	
  UT

  	
   

  	
  Roof Repairs

  	
   

  	
  Replace damaged and
  missing roof ballast pavers

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,300

  	
   

  
	
  06-009-05

  	
   

  	
  011

  	
   

  	
  Kingsford

  	
   

  	
  MI

  	
   

  	
  Door Replacement

  	
   

  	
  Replace metal clad
  service and egress doors at rear of sales areas. (Qty 4)

  	
   

  	
  4

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  1,400

  	
   

  
	
  06-073-04

  	
   

  	
  086

  	
   

  	
  Provo

  	
   

  	
  UT

  	
   

  	
  Dock Seals

  	
   

  	
  Replace damaged dock
  seals (Qty 2)

  	
   

  	
  2

  	
   

  	
  EA

  	
   

  	
  $

  	
  1,400

  	
   

  	
  $

  	
  1,400

  	
   

  
	
  06-009-06

  	
   

  	
  011

  	
   

  	
  Kingsford

  	
   

  	
  MI

  	
   

  	
  Guard Rail

  	
   

  	
  Scrape and paint
  guardrails, handrails, metal steps and dock leveling equipment with corrosion
  resistant paint. Corrosion is noted at metal guardrails, dock leveling
  equipment and metal stairs in the loading dock area.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,500

  	
   

  
	
  06-012-03

  	
   

  	
  016

  	
   

  	
  Escanaba

  	
   

  	
  MI

  	
   

  	
  Roof Repairs

  	
   

  	
  Replace and repair
  concrete walk pavers. Pavers are deteriorated around the roof top package
  units and along the edge of the roof areas. Some of the concrete pavers will
  require immediate replacement and repairs with additional replacement during
  the evaluation period. (Approximately 500)

  	
   

  	
  500

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  1,500

  	
   

  
	
  06-055-04

  	
   

  	
  064

  	
   

  	
  Nampa

  	
   

  	
  ID

  	
   

  	
  Plumbing

  	
   

  	
  Perform video inspection
  of sanitary sewer piping and clean & repair clogged sanitary sewer
  piping. Toilets frequently clog up.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,500

  	
   

  

 

 

	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Completed
  Items - Amt Paid

  	
   

  	
  Immediate

  Repair Reserve

  Amount

  	
   

  
	
  Item

  	
   

  	
  Store #

  	
   

  	
  City

  	
   

  	
  St

  	
   

  	
  Short
  Description

  	
   

  	
  Additional
  Description

  	
   

  	
  Qty

  	
   

  	
  Unit of

  Measure

  	
   

  	
  and
  submitted Proof of Pymt

  to TriMont

  	
   

  	
  Year 1

  2006

  	
   

  
	
  06-057-03

  	
   

  	
  066

  	
   

  	
  Spokane

  	
   

  	
  WA

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Cut & Patch damaged
  asphalt paving at the north entrance drive. (Approximately 600 Square Feet)

  	
   

  	
  600

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  1,500

  	
   

  
	
  06-064-04

  	
   

  	
  075

  	
   

  	
  Missoula

  	
   

  	
  MT

  	
   

  	
  Roof Repairs

  	
   

  	
  Locate and repair the
  isolated minor roof leaks

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,500

  	
   

  
	
  06-097-04

  	
   

  	
  112

  	
   

  	
  Helena

  	
   

  	
  MT

  	
   

  	
  Roof Repairs

  	
   

  	
  Locate and repair
  isolated roof leaks reported in a variety of locations. Recent repairs have
  not been tested by inclement weather.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,500

  	
   

  
	
  06-103-01

  	
   

  	
  123

  	
   

  	
  Houghton

  	
   

  	
  MI

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  There are isolated areas
  of failure and deterioration, such as cracking and localized depressions at
  the southeast portion of the parking lot adjacent to the entry drive. The
  damaged areas must be cut and patched in order to maintain the integrity of
  the overall pavement system. (Approximately 600 Square Feet)

  	
   

  	
  600

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  1,500

  	
   

  
	
  06-112-04

  	
   

  	
  140

  	
   

  	
  Jacksonville

  	
   

  	
  IL

  	
   

  	
  Roof Repairs

  	
   

  	
  Qualified roofing
  contractor to identify breach in roof flashing or sealant and correct.
  Investigate area near small moisture stains in acoustical ceiling tile of
  customer men’s restroom. Active leak reported by POC at rear wall of
  warehouse/storage area during heavy rains. Plastic observed to deflect
  leakage.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,500

  	
   

  
	
  06-104-02

  	
   

  	
  125

  	
   

  	
  Freeport

  	
   

  	
  IL

  	
   

  	
  Exterior Building

  	
   

  	
  Install aluminum
  downspouts to grade and splash blocks; patch roof in affected areas. Exterior
  wall paint observed peeling and moisture stains apparent from water emptying
  through open scupper holes in east and west exterior walls, and running along
  wall grade. (Qty 8)

  	
   

  	
  8

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  1,600

  	
   

  
	
  06-067-01

  	
   

  	
  080

  	
   

  	
  Madison

  	
   

  	
  WI

  	
   

  	
  Door Replacement

  	
   

  	
  Replace commercial
  overhead door which is damaged. (Qty 1)

  	
   

  	
  1

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  1,750

  	
   

  
	
  06-101-03

  	
   

  	
  119

  	
   

  	
  Dixon

  	
   

  	
  IL

  	
   

  	
  Asphalt / Concrete Repairs

  	
   

  	
  Asphalt work, with
  alligator cracking, holes, and depressions observed in north-south drive lane
  in front of main entrance (Approximately 2,000 Square Feet) and front drive
  lane in front of Payless Shoes Sign (Approximately 1,500 Square Feet).

  	
   

  	
  1,500

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  1,750

  	
   

  
	
  06-112-03

  	
   

  	
  140

  	
   

  	
  Jacksonville

  	
   

  	
  IL

  	
   

  	
  Door Replacement

  	
   

  	
  Replace commercial
  overhead door at drive-in dock door on east elevation. Damaged. (Qty 1)

  	
   

  	
  1

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  1,750

  	
   

  
	
  06-015-02

  	
   

  	
  019

  	
   

  	
  Watertown

  	
   

  	
  WI

  	
   

  	
  Exterior Building

  	
   

  	
  Concrete stair and
  associated metal railings are damaged. Concrete is cracked and spalling.
  Metal handrails are rusted and unsecured. Located at loading dock.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  1,800

  	
   

  
	
  06-084-07

  	
   

  	
  097

  	
   

  	
  West Valley

  	
   

  	
  UT

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Replace damaged precast
  concrete perimeter wall coping where extensively damaged. (Approximately 120
  Linear Feet)

  	
   

  	
  120

  	
   

  	
  LF

  	
   

  	
   

  	
   

  	
  $

  	
  1,800

  	
   

  
	
  06-008-01

  	
   

  	
  010

  	
   

  	
  Marquette

  	
   

  	
  MI

  	
   

  	
  ADA Restrooms

  	
   

  	
  Revise vanity to provide
  wheelchair access. (Qty 2)

  	
   

  	
  2

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  2,000

  	
   

  

 

 

	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Completed
  Items - Amt Paid

  	
   

  	
  Immediate

  Repair Reserve

  Amount

  	
   

  
	
  Item

  	
   

  	
  Store #

  	
   

  	
  City

  	
   

  	
  St

  	
   

  	
  Short
  Description

  	
   

  	
  Additional
  Description

  	
   

  	
  Qty

  	
   

  	
  Unit of

  Measure

  	
   

  	
  and
  submitted Proof of Pymt

  to TriMont

  	
   

  	
  Year 1

  2006

  	
   

  
	
  06-052-02

  	
   

  	
  061

  	
   

  	
  Saint Cloud

  	
   

  	
  MN

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Remove/replace isolated
  areas of cracking and spalling concrete at the sidewalk in front of the
  building. (Approximately 250 Square Feet)

  	
   

  	
  250

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  2,000

  	
   

  
	
  06-054-03

  	
   

  	
  063

  	
   

  	
  Pocatello

  	
   

  	
  ID

  	
   

  	
  Roof Repairs

  	
   

  	
  Repair several roof
  leaks reported.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  2,000

  	
   

  
	
  06-058-05

  	
   

  	
  067

  	
   

  	
  Twin Falls

  	
   

  	
  ID

  	
   

  	
  Plumbing

  	
   

  	
  Perform video inspection
  of sanitary sewer piping and clean & repair clogged sanitary sewer
  piping. Management reported frequent clogs and overflows in the restrooms.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  2,000

  	
   

  
	
  06-091-08

  	
   

  	
  106

  	
   

  	
  Billings

  	
   

  	
  MT

  	
   

  	
  Roof Repairs

  	
   

  	
  Locate and repair leaks
  in rubber roof membrane. Isolated leaks located towards front of the
  building.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  2,000

  	
   

  
	
  06-123-04

  	
   

  	
  SKO GO

  	
   

  	
  Green Bay

  	
   

  	
  WI

  	
   

  	
  Exterior Painting

  	
   

  	
  Louvers require scraping
  and painting. Corrosion on metal louvers.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  2,000

  	
   

  
	
  06-094-04

  	
   

  	
  109

  	
   

  	
  Riverdale

  	
   

  	
  UT

  	
   

  	
  Dock Seals

  	
   

  	
  Repair dock seals which
  are extensively damaged.

  	
   

  	
  3

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  2,100

  	
   

  
	
  06-095-05

  	
   

  	
  110

  	
   

  	
  Salt Lake City

  	
   

  	
  UT

  	
   

  	
  Dock Seals

  	
   

  	
  Replace damaged dock
  seals. (Qty 3)

  	
   

  	
  3

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  2,100

  	
   

  
	
  06-104-03

  	
   

  	
  125

  	
   

  	
  Freeport

  	
   

  	
  IL

  	
   

  	
  Roof Repairs

  	
   

  	
  Patch roof in affected
  areas. Moisture stains on acoustical ceiling tiles over cash registers.
  Active roof leaks reported in this area as well as leak over Toys/Sports
  area. POC reports attempts to repair approximately 2 years ago. Three
  separate areas assumed in repair costs.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  2,250

  	
   

  
	
  06-091-01

  	
   

  	
  106

  	
   

  	
  Billings

  	
   

  	
  MT

  	
   

  	
  ADA Auto Entrances /
  Exits

  	
   

  	
  Repair automatic door
  operator on right-most door in the main entrance. Door is currently not
  operable. (Qty 1)

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
  $

  	
  2,300

  	
   

  	
  $

  	
  2,300

  	
   

  
	
  06-013-03

  	
   

  	
  017

  	
   

  	
  Saint Cloud

  	
   

  	
  MN

  	
   

  	
  Roof Repairs

  	
   

  	
  According to the POC,
  the roof leaks during heavy rains. The actual number of leaks could not be
  verified. A cost allowance is provided to allow for (5) leaks to be repaired.
  (Qty 5)

  	
   

  	
  5

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  2,500

  	
   

  
	
  06-020-01

  	
   

  	
  025

  	
   

  	
  Marshall

  	
   

  	
  MN

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  There are significant
  areas of failure and deterioration, such as cracking and localized
  depressions. (Approximately 1,000 Square Feet)

  	
   

  	
  1,000

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  2,500

  	
   

  
	
  06-026-03

  	
   

  	
  031

  	
   

  	
  Kenosha

  	
   

  	
  WI

  	
   

  	
  Roof Repairs

  	
   

  	
  Roof leak in open sales
  area adjacent to Pharmacy Department. Appears to be associated with Rooftop
  HVAC condensate drainage.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  2,500

  	
   

  
	
  06-037-02

  	
   

  	
  045

  	
   

  	
  Bellevue

  	
   

  	
  NE

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Cut and patch areas of
  asphalt with alligator cracking. (Approximately 1,000 Square Feet)

  	
   

  	
  1,000

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  2,500

  	
   

  
	
  06-038-03

  	
   

  	
  046

  	
   

  	
  Omaha

  	
   

  	
  NE

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Cut and patch alligator
  cracked areas of pavement. (Approximately 1,000 Square Feet)

  	
   

  	
  1,000

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  2,500

  	
   

  
	
  06-115-04

  	
   

  	
  145

  	
   

  	
  Monmouth

  	
   

  	
  IL

  	
   

  	
  Mold assessment

  	
   

  	
  The building should be
  assessed for mold content and required remediation efforts. Subsequent
  required repairs are not included in the cost tables.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  2,500

  	
   

  
	
  06-063-03

  	
   

  	
  073

  	
   

  	
  Union Gap

  	
   

  	
  WA

  	
   

  	
  ADA Elevators

  	
   

  	
  Elevator communication
  equipment not set up for speech impaired communication. (Qty 1)

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  2,600

  	
   

  
	
  06-058-03

  	
   

  	
  067

  	
   

  	
  Twin Falls

  	
   

  	
  ID

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Replace concrete at the
  entrances where cracked and spalled. (Approximately 500 Square Feet)

  	
   

  	
  500

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  2,632

  	
   

  
																						

 

 

	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Completed
  Items - Amt Paid

  	
   

  	
  Immediate

  Repair Reserve

  Amount

  	
   

  
	
  Item

  	
   

  	
  Store #

  	
   

  	
  City

  	
   

  	
  St

  	
   

  	
  Short
  Description

  	
   

  	
  Additional
  Description

  	
   

  	
  Qty

  	
   

  	
  Unit of

  Measure

  	
   

  	
  and
  submitted Proof of Pymt

  to TriMont

  	
   

  	
  Year 1

  2006

  	
   

  
	
  06-084-08

  	
   

  	
  097

  	
   

  	
  West Valley

  	
   

  	
  UT

  	
   

  	
  Exterior Painting

  	
   

  	
  Strip and repaint
  perimeter CMU walls where coating is non-adhering and excessively peeling.
  (Approximately 5,328 Square Feet)

  	
   

  	
  5,328

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  2,664

  	
   

  
	
  09-009-03

  	
   

  	
  011

  	
   

  	
  Kingsford

  	
   

  	
  MI

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Replace concrete curbs.
  Curbs at service area adjacent to the high school at northwest corner and at
  some perimeter areas where snow plow hit curb area damaged. (Approximately
  300 Square Feet)

  	
   

  	
  300

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  2,700

  	
   

  
	
  06-103-02

  	
   

  	
  123

  	
   

  	
  Houghton

  	
   

  	
  MI

  	
   

  	
  Ceramic Tile

  	
   

  	
  The ceramic tile in the
  Men’s Restroom has duct tape to hold tiles in place. Replacement of the
  restroom floor tiles is recommended. (Approximately 300 Square Feet)

  	
   

  	
  300

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  2,760

  	
   

  
	
  06-048-01

  	
   

  	
  057

  	
   

  	
  Winona

  	
   

  	
  MN

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Repair/replace damaged
  concrete sidewalks and paving. Approximately 300 Square Feet)

  	
   

  	
  300

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  2,775

  	
   

  
	
  06-048-02

  	
   

  	
  057

  	
   

  	
  Winona

  	
   

  	
  MN

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Replace damaged concrete
  curbs. (Approximately 450 Square Feet)

  	
   

  	
  450

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  2,775

  	
   

  
	
  06-109-03

  	
   

  	
  133

  	
   

  	
  Belvidere

  	
   

  	
  IL

  	
   

  	
  Exterior Building

  	
   

  	
  Collector heads and
  downspouts should be installed at openings in parapet walls on north and
  south of building to prevent water from running down the wall and causing
  paint cracking and discoloration of exterior surface. Quantity of 8
  downspouts required.

  	
   

  	
  8

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  2,800

  	
   

  
	
  06-023-01

  	
   

  	
  028

  	
   

  	
  Kimberly

  	
   

  	
  WI

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Replace damaged concrete
  with 5” reinforced concrete. There are isolated areas of cracks and
  vertically-displaced concrete at the loading docks. (Approximately 600 Square
  Feet)

  	
   

  	
  600

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  3,000

  	
   

  
	
  06-102-04

  	
   

  	
  120

  	
   

  	
  Monroe

  	
   

  	
  WI

  	
   

  	
  HVAC Repairs

  	
   

  	
  Replace compressors
  and/or components as necessary on units malfunctioning according to POC. (Qty
  2)

  	
   

  	
  2

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  3,000

  	
   

  
	
  06-008-03

  	
   

  	
  010

  	
   

  	
  Marquette

  	
   

  	
  MI

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  There are isolated areas
  of failure and deterioration, such as alligator cracking and localized
  depressions along the southeast corner of the auxiliary parking lot. The
  slope of the area from NW to SE creates a worn area adjacent to the drain
  inlet. The damaged areas of paving must be cut and patched in order to
  maintain the integrity of the overall pavement system. (Approximately 1,250
  Square Feet)

  	
   

  	
  1,250

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  3,125

  	
   

  
	
  06-054-01

  	
   

  	
  063

  	
   

  	
  Pocatello

  	
   

  	
  ID

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Replaced damaged in
  areas where cracked at the Outdoor Lawn & Garden. (Approximately 800
  Square Feet)

  	
   

  	
  800

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  3,200

  	
   

  

 

 

	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Completed
  Items - Amt Paid

  	
   

  	
  Immediate

  Repair Reserve

  Amount

  	
   

  
	
  Item

  	
   

  	
  Store #

  	
   

  	
  City

  	
   

  	
  St

  	
   

  	
  Short
  Description

  	
   

  	
  Additional
  Description

  	
   

  	
  Qty

  	
   

  	
  Unit of

  Measure

  	
   

  	
  and
  submitted Proof of Pymt

  to TriMont

  	
   

  	
  Year 1

  2006

  	
   

  
	
  06-057-04

  	
   

  	
  066

  	
   

  	
  Spokane

  	
   

  	
  WA

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Repair concrete walkways
  where cracked and spalled at the Outdoor Lawn & Garden and adjacent
  storage area. (Approximately 400 Square Feet)

  	
   

  	
  400

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  3,200

  	
   

  
	
  06-031-01

  	
   

  	
  036

  	
   

  	
  Rochester

  	
   

  	
  MN

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Cut and patch holes in
  parking lot (Approximately 1,500 Square Feet)

  	
   

  	
  1,500

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  3,420

  	
   

  
	
  06-031-02

  	
   

  	
  036

  	
   

  	
  Rochester

  	
   

  	
  MN

  	
   

  	
  Door Replacement

  	
   

  	
  Replace metal entry
  doors/Emergency doors that are rusted out at the bottom. (Qty 6)

  	
   

  	
  6

  	
   

  	
  EA

  	
   

  	
   

  	
   

  	
  $

  	
  3,420

  	
   

  
	
  06-032-02

  	
   

  	
  037

  	
   

  	
  Chippewa Falls

  	
   

  	
  WI

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Isolated cracks and
  potholes throughout the asphalt paving. (Approximately 1,500 Square Feet)

  	
   

  	
  1,500

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  3,750

  	
   

  
	
  06-023-01

  	
   

  	
  028

  	
   

  	
  Kimberly

  	
   

  	
  WI

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Repair crack and
  displaced concrete floor slab in electronics area. (Approximately 1,000
  Square Feet)

  	
   

  	
  1,000

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  4,000

  	
   

  
	
  06-004-02

  	
   

  	
  005

  	
   

  	
  DePere

  	
   

  	
  WI

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Replace damaged concrete
  with 5” reinforced concrete. Cracks in pavement at loading docks
  (Approximately 1,000 square feet)

  	
   

  	
  1,000

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  5,000

  	
   

  
	
  06-007-04

  	
   

  	
  009

  	
   

  	
  Marshfield

  	
   

  	
  WI

  	
   

  	
  Site Plumbing

  	
   

  	
  Repair water leak at
  main connection near Kalsched Street

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
  $

  	
  5,000

  	
   

  	
  $

  	
  5,000

  	
   

  
	
  06-008-04

  	
   

  	
  010

  	
   

  	
  Marquette

  	
   

  	
  MI

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Replace damaged
  concrete. There are significant areas of cracked and vertically displaced
  concrete, settlement, and exposed concrete edges throughout the gas station’s
  pump area. The exposed concrete edges could cause sparks and hazardous
  conditions. When being plowed by snow removal equipment. The damaged areas of
  concrete will require replacement within the year. (approximately 1,000
  Square Feet)

  	
   

  	
  1,000

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  5,000

  	
   

  
	
  06-009-04

  	
   

  	
  011

  	
   

  	
  Kingsford

  	
   

  	
  MI

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  The catch basin inlet
  grate and the surrounding area has collapsed. Repairs required immediately.
  (Approximately 100 Square Feet)

  	
   

  	
  100

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  5,000

  	
   

  
	
  06-030-01

  	
   

  	
  035

  	
   

  	
  Rochester

  	
   

  	
  MN

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Cut and patch asphalt.
  Multiple potholes throughout the parking lot. Also, in the center of the
  parking lot near a catch basin, is a hole approximately 8” - 10” in diameter that
  leads to the underground drainage. (approximately 2,000 Square Feet)

  	
   

  	
  2,000

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  5,000

  	
   

  
	
  06-033-01

  	
   

  	
  038

  	
   

  	
  Grand Island

  	
   

  	
  NE

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Deteriorated and cracked
  pavement in the south parking lot. (Approximately 2,000 Square Feet)

  	
   

  	
  2,000

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  5,000

  	
   

  
																						

 

 

	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Completed
  Items - Amt Paid

  	
   

  	
  Immediate

  Repair Reserve

  Amount

  	
   

  
	
  Item

  	
   

  	
  Store #

  	
   

  	
  City

  	
   

  	
  St

  	
   

  	
  Short
  Description

  	
   

  	
  Additional
  Description

  	
   

  	
  Qty

  	
   

  	
  Unit of

  Measure

  	
   

  	
  and
  submitted Proof of Pymt

  to TriMont

  	
   

  	
  Year 1

  2006

  	
   

  
	
  06-034-07

  	
   

  	
  039

  	
   

  	
  Lincoln

  	
   

  	
  NE

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Alligator cracked
  pavement (approximately 2,000 Square Feet)

  	
   

  	
  2,000

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  5,000

  	
   

  
	
  06-057-05

  	
   

  	
  066

  	
   

  	
  Spokane

  	
   

  	
  WA

  	
   

  	
  Roof Repairs

  	
   

  	
  Repair all roof leaks in
  the storage area.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  5,000

  	
   

  
	
  06-079-06

  	
   

  	
  092

  	
   

  	
  Kennewick

  	
   

  	
  WA

  	
   

  	
  Roof Repairs

  	
   

  	
  Repair current roof
  leaks in several areas reported.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  5,000

  	
   

  
	
  06-054-02

  	
   

  	
  063

  	
   

  	
  Pocatello

  	
   

  	
  ID

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Replace damaged concrete
  in areas where paving is cracked and spalling. (Approximately 1,500 Square
  Feet)

  	
   

  	
  1,500

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  6,000

  	
   

  
	
  06-115-05

  	
   

  	
  145

  	
   

  	
  Monmouth

  	
   

  	
  IL

  	
   

  	
  Roof Repairs

  	
   

  	
  Replace asphalt shingle
  roof as it appears to be past EUL. (Approximately 52 Sq.)

  	
   

  	
  52

  	
   

  	
  SQ

  	
   

  	
   

  	
   

  	
  $

  	
  6,240

  	
   

  
	
  06-018-02

  	
   

  	
  023

  	
   

  	
  Hutchinson

  	
   

  	
  MN

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  There are potholes and
  significant areas of cracking and localized depressions throughout the
  asphalt paving. (Approximately 2,500 Square Feet)

  	
   

  	
  2,500

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  6,250

  	
   

  
	
  06-052-03

  	
   

  	
  061

  	
   

  	
  Saint Cloud

  	
   

  	
  MN

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Cut and patch asphalt in
  areas of isolated failure and deterioration, such as cracking and localized
  depressions throughout the parking area. (Approximately 2,500 Square Feet)

  	
   

  	
  2,500

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  6,250

  	
   

  
	
  06-107-02

  	
   

  	
  130

  	
   

  	
  River Falls

  	
   

  	
  WI

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Cut and patch asphalt as
  required for isolated cracks. (Approximately 2,500 Square Feet)

  	
   

  	
  2,500

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  6,250

  	
   

  
	
  06-049-01

  	
   

  	
  058

  	
   

  	
  Worthington

  	
   

  	
  MN

  	
   

  	
  Roof Repairs

  	
   

  	
  Remove aggregate in
  damaged areas and replace EPDM roofing membrane then replace aggregate. EPDM
  damaged due to wind.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
  $

  	
  7,000

  	
   

  	
  $

  	
  7,000

  	
   

  
	
  06-102-03

  	
   

  	
  120

  	
   

  	
  Monroe

  	
   

  	
  WI

  	
   

  	
  Exterior Walls

  	
   

  	
  Replace blue synthetic
  accent tiles on the storefront which are cracked and discolored.
  (Approximately 1,250 Square Feet)

  	
   

  	
  1,250

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  7,500

  	
   

  
	
  06-123-05

  	
   

  	
  SKO GO

  	
   

  	
  Green Bay

  	
   

  	
  WI

  	
   

  	
  Plumbing

  	
   

  	
  Replace Gas/Oil boiler.

  	
   

  	
  1

  	
   

  	
  EA

  	
   

  	
  $

  	
  7,850

  	
   

  	
  $

  	
  7,850

  	
   

  
	
  06-044-01

  	
   

  	
  053

  	
   

  	
  North Platte

  	
   

  	
  NE

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Asphalt pavement
  deterioration, surface roughness, fine cracks (Approximately 110,000 Square
  Feet) 4/27/06-Moved from Capital to Expense
  due to final scope)

  	
   

  	
  110,000

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  8,800

  	
   

  
	
  06-115-03

  	
   

  	
  145

  	
   

  	
  Monmouth

  	
   

  	
  IL

  	
   

  	
  Exterior Building

  	
   

  	
  Replace wood siding and
  brick veneer. Building reportedly vacant for 15 years. Entire exterior in
  poor condition. Requires replacement. (Approximately 3,250 Square Feet)

  	
   

  	
  3,250

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  9,490

  	
   

  

 

 

	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Completed
  Items - Amt Paid

  	
   

  	
  Immediate

  Repair Reserve

  Amount

  	
   

  
	
  Item

  	
   

  	
  Store #

  	
   

  	
  City

  	
   

  	
  St

  	
   

  	
  Short
  Description

  	
   

  	
  Additional
  Description

  	
   

  	
  Qty

  	
   

  	
  Unit of

  Measure

  	
   

  	
  and
  submitted Proof of Pymt

  to TriMont

  	
   

  	
  Year 1

  2006

  	
   

  
	
  06-023-02

  	
   

  	
  028

  	
   

  	
  Kimberly

  	
   

  	
  WI

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  There are isolated areas
  of failure and deterioration, such as alligator cracking and localized
  depressions throughout the site. The damaged areas of paving must be cut and
  patched in order to maintain the integrity of the overall pavement system.
  (Approximately 4,000 square feet)

  	
   

  	
  4,000

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  10,000

  	
   

  
	
  06-109-02

  	
   

  	
  133

  	
   

  	
  Belvidere

  	
   

  	
  IL

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  East-West drive lane in
  front of main entrance observed with depressions, cracking, and excessively
  worn. Cut and patch asphalt as required. (Approximately 4,000 Square Feet).

  	
   

  	
  4,000

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  10,000

  	
   

  
	
  06-013-02

  	
   

  	
  017

  	
   

  	
  Saint Cloud

  	
   

  	
  MN

  	
   

  	
  Exterior Painting

  	
   

  	
  Blistering of paint
  finish on exterior walls. Possibly due to lack of vapor barrier within wall.
  (Approximately 24,000 square feet)

  	
   

  	
  24,000

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  10,800

  	
   

  
	
  06-016-01

  	
   

  	
  021

  	
   

  	
  Mankato

  	
   

  	
  MN

  	
   

  	
  Demolish wing wall and
  reconstruct

  	
   

  	
  Major wall cracks on a
  wing wall near the loading dock garden outdoor sales area. Cracks only affect
  the integrity of the wing wall, not the structure of the building.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  12,000

  	
   

  
	
  06-048-03

  	
   

  	
  057

  	
   

  	
  Winona

  	
   

  	
  MN

  	
   

  	
  Asphalt / Concrete Repairs

  	
   

  	
  Cut and patch asphalt
  for isolated cracks, potholes, and depressions throughout parking lot.
  (Approximately 5,000 Square Feet)

  	
   

  	
  5,000

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  12,500

  	
   

  
	
  06-055-03

  	
   

  	
  064

  	
   

  	
  Nampa

  	
   

  	
  ID

  	
   

  	
  ADA Paths of Travel

  	
   

  	
  Add visual alarm to
  existing audible fire alarm system.

  	
   

  	
  1

  	
   

  	
  LS

  	
   

  	
   

  	
   

  	
  $

  	
  12,500

  	
   

  
	
  06-058-04

  	
   

  	
  067

  	
   

  	
  Twin Falls

  	
   

  	
  ID

  	
   

  	
  Asphalt / Concrete
  Repairs

  	
   

  	
  Replace concrete at
  Outdoor Lawn & Garden where cracked and heaved. (Approximately 2,500
  Square Feet)

  	
   

  	
  2,500

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  12,853

  	
   

  
	
  06-020-02

  	
   

  	
  025

  	
   

  	
  Marshall

  	
   

  	
  MN

  	
   

  	
  Exterior Painting

  	
   

  	
  Paint was observed to be
  blistering throughout the building. (Approximately 32,200 Square Feet)

  	
   

  	
  32,200

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  14,490

  	
   

  
	
   

  	
   

  	
  SKO Distribution Center

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Work completed prior to
  Barclays transaction - was removed from ShopKo List

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  $

  	
  15,000

  	
   

  	
  $

  	
  15,000

  	
   

  
	
  06-068-03

  	
   

  	
  081

  	
   

  	
  Yakima

  	
   

  	
  WA

  	
   

  	
  Roof Repairs

  	
   

  	
  Reinforce membrane seams
  where failing. (approximately 718 Square)

  	
   

  	
  718

  	
   

  	
  SF

  	
   

  	
   

  	
   

  	
  $

  	
  58,158

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Total Immediate Repairs:

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  $

  	
  40,750

  	
   

  	
  $

  	
  426,562

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Amout
  for Reserve

  	
   

  	
  $

  	
  482,265

  	
   

  

 

The deadline for completing the
repairs set forth above shall be January 1, 2007

 

 

EXHIBIT J

 

FORM INCOME
AND EXPENSE STATEMENT

FOR INDIVIDUAL PROPERTY LOCATION

 

[Store Number], [CITY]
[STATE]

STORE INCOME STATEMENT

[MONTH]

TOTAL DEPTS

 

	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Dollar
  Variance (B/W)

  	
   

  	
  Basis PT
  Variance (B/W)

  	
   

  
	
  FY 2005

  	
   

  	
  FY 2004

  	
   

  	
   

  	
   

  	
  FY05 VS
  FY04

  	
   

  	
  FY05 VS
  FY04

  	
   

  
	
  ACTUALS

  	
   

  	
  % SLS

  	
   

  	
  ACTUALS

  	
   

  	
  % SLS

  	
   

  	
  ACCOUNT

  	
   

  	
  ACTUALS

  	
   

  	
  ACTUALS

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  NET SALES

  COST OF SALES

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  SKU GROSS MARGIN

  ALLOWANCES / SMART CLEARANCE

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  MERCHANT MARGIN

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  ESTIMATED SHRINK EXPENSE

  PHYSICAL INVENTORY ADJUST

  OTHER GM COMPONENTS

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  FINANCE MARGIN

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  ADJUSTED GROSS MARGIN

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  RENTAL INCOME

  MISCELLANEOUS INCOME

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  TOTAL OTHER INCOME

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  PAYROLL - EXEMPT

  PAYROLL - NONEXEMPT

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  TOTAL PAYROLL

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  BENEFITS & INSURANCE

  PAYROLL TAXES

  LOSS PREVENTION PAYROLL

  WRAPPING & SUPPLIES

  BANK CARD FEES

  FREIGHT EXPENSE - STORES

  MISCELLANEOUS - STORES

  NET CASH SHORT/BAD DEBT

  M&R STORE CONTROLLED

  TELEPHONE

  ELECTRIC. WATER & FUEL

  MANAGER’S PIP

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  TOTAL STORE CONTROLLED
  EXPENSES

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  MARISD CONTROLLED

  WAREHOUSE EXPENSES

  RENT EXPENSE

  INSURANCE-PROP/WC/GL

  PROPERTY TAXES

  P & A ALLOWANCES

  PRE-OPENING EXTRANEOUS DEPRECIATION/AMORTIZAT1ON

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  TOTAL STORE EXP. &
  DEPREC.

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  CONTRIBUTION TO
  CORPORATE PROFIT

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  LEASED SALES

  BOOK INVENTORY

  NET PROPERTY & EQUIPMENT

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

J-1

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00105-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00105-of-00352.parquet"}]]