Document:

Exhibit 10.13

 

SC MOTA ASSOCIATES LIMITED PARTNERSHIP

ONE NORTH CLEMATIS STREET, SUITE 305

WEST PALM BEACH, FL 33401

 

	
   

  	
  Tel:   (561) 835-1810

  
	
   

  	
  Fax:  (561) 833-4118

  

 

March 22,
2007

 

Tiger
Direct Inc.

7827-
B West Flagler Street

Miami,
FL 33144

 

Dear
Sirs:

 

Reference
is made to that certain Lease dated September 17, 1998 as amended by
certain Settlement Agreement and Mutual Release dated June 8, 2001 and
First Amendment to Lease dated September 5, 2003, (the “Lease”) between SC
MOTA Associates Limited Partnership, as successor in interest to Keystone-Miami
Property Holding Corp. (“Landlord”) and Tiger Direct Inc. (“Tenant”) and
pertaining to space no. 35 and 33D containing approximately 79,866 s.f. (the “Original
Premises”) located in The Mall of the Americas (the “Shopping Center”). This
letter sets forth the terms which we are prepared to recommend to the Landlord
in connection with your request to lease certain additional premises (the “Additional
Premises”) in the Shopping Center.

 

1.                                      Expansion: Landlord hereby
agrees to lease the Additional Premises to Tenant and Tenant hereby agrees to
lease the Additional Premises from Landlord upon and subject to the following
terms and conditions:

 

a)                                      Additional
Premises: Approximately 3,000 square feet contained within the
space known as Bay 33C (the “Additional Premises”) as shown outlined in red on
the site plan attached to this letter as Schedule “A”.

 

b)                                      Term: The Term of the
Lease in respect of the Additional Premises will commence the day following the
date Tenant receives possession of the Additional Premises (the “Additional
Premises Commencement Date”) and will expire concurrently with the expiration
of the lease term of the Original Premises (January 31, 2010) and shall
have the right to renew as set forth in Section R-5 of the Lease so the
Additional Premises will expire coterminous with the Original Premises.

 

c)                                      Annual
Rent: During the period commencing on the Additional
Premises Commencement Date, and ending on the 31st day of January, 2010 (both inclusive), Annual
Rent in respect of the Additional Premises will be the annual sum of
$40,500.00, based upon an annual rate of $13.50 per square foot of the gross
leasable floor space of the Additional Premises. In the option periods the
Annual Rent shall increase at the rates provided in the Lease.

 

 

d)                                      Additional Rent. In addition to the Annual Rent, Tenant
hereby further agrees to  pay to Landlord during the Extension Term, all Additional Rent and
other charges required to be paid by Tenant pursuant to the Lease, including,
but not limited to, all Utility Charges and Tenant’s Proportionate Share of
Taxes, Insurance Premiums, Common Area maintenance expenses, and other Shopping
Center Operating Costs.

 

Notwithstanding anything
in the Lease to the contrary, during the Term of this Lease and any extensions
thereof, for the Additional Premises only, Tenant agrees to pay Landlord as
Additional Rent Tenant’s Percentage Share (As it relates to Property Insurance
defined as that fraction, the numerator of which is the total number of
rentable square feet of space contained within the Additional Premises and the
denominator of which is the total number of leasable square feet within the
Shopping Center less any area not covered by the Property Insurance policy) of
any cost associated with the Property Insurance (including but not limited to
windstorm, “All Risk”, fire, flood, etc.) obtained by Landlord in its
reasonable discretion, for the Shopping Center. If Landlord determines in it’s
reasonable discretion that Tenant will be required to pay Additional Rent to
cover it’s Percentage Share of Property Insurance, then Tenant shall pay
Landlord an estimated amount of such costs in equal monthly installments
together with Rent. Initially, Landlord estimates that Tenant will be required
to pay Four Hundred and Fifty Dollars per month ($450.00) together with its
Rent towards Tenant’s Percentage Share of Property Insurance.

 

Within 180 days after the
end of each Year or during such other periods as Landlord deems reasonable, the
Landlord will determine and advise Tenant by statement of the exact amount or
the Tenant’s Percentage Share of the Shopping Center’s Property Insurance and,
if necessary, an adjustment will be made between the parties within 15 days
after the Tenant has been advised of the actual amount paid. Upon request by
Tenant, Landlord agrees to provide Tenant with a copy of the paid Property
Insurance bill as evidence of the basis upon which any increase in Property
Insurance is chargeable to Tenant. Tenant shall be responsible for its
Percentage Share of such Property Insurance for fractional years occurring at
the beginning and expiration of the Term of this Lease, and any extensions
thereof.

 

e)                                      Additional Premises
Delivered “As Is”: Except as expressly provided in the  Lease, Tenant agrees to accept the Premises in its “as-is”
condition as of the Commencement Date except that the air conditioning
equipment, will be in good working order upon delivery of the Premises. Tenant
shall be responsible for performing all renovations, alterations, leasehold
improvements, fixturing and other work required in order to combine the
Additional Premises with the Original Premises and in order to fixture and
improve the Additional Premises for the Tenant’s business purposes. Landlord shall
have no responsibility or obligation to perform any work with respect to the
shell, floor, storefront, walls, ceilings, lighting fixtures, HVAC system,
toilet rooms, utilities systems or otherwise with respect to the Premises prior
to the Commencement Date or thereafter. All such work shall be carried out by
the Tenant, at Tenant’s sole cost and expense, in a good and workmanlike, lien
free manner and in accordance with: (a) Schedule “B” (annexed);  (b) all applicable codes, ordinances,
rules, regulations and insurance requirements;  (c) detailed plans and specifications prepared at
Tenant’s cost by a licensed

 

2

 

architect (which plans
and specifications shall be submitted to Landlord in advance for Landlord’s
review and approval); and (d) all other applicable provisions of the
Lease.

 

f)                                        Premises: From and after the Additional Premises
Commencement Date, the  “Premises” demised pursuant to the Lease shall be deemed to consist and
be comprised of both the Original Premises and the Additional Premises
(totaling, in the aggregate, 82,866 square feet of gross leaseable floor
space). Accordingly, from and after the Additional Premises Commencement Date: (i) all
terms, conditions and provisions contained in the Lease, as modified by this
letter Agreement, shall also apply in respect of the Additional Premises as if
the Additional Premises were originally included within the Premises on the
date upon which the Lease was originally executed; and (ii) all references
to the “Premises” appearing in the Lease and/or in this letter agreement shall
be deemed to mean and referred to the entire Premises (including both the
Original Premises and the Additional Premises).

 

2.                                      Binding Agreement: Once this letter is signed by the Tenant
and countersigned by the  Landlord this letter will constitute a binding supplement to, and
modification of, the Lease  upon the terms set forth in this letter. The Lease, as
so modified, is and shall remain in full  force and effect.

 

3.                                      Expansion Rights: Tenant’s “First Right of Notice to Lease”
set forth in Section R-6 of the Rider to the Lease and Tenant’s Expansion
Rights” set forth in Section R-7 of the Rider to the Lease shall be
modified to specifically exclude from such rights any portion of the Building
leased to Technical Career Institute, Inc., its successors or permitted
assigns, specifically being Spaces 230, 240 and Technical Career Institute Inc’s
expansion premises consisting of approximately 6,000 sq. ft. contained within a
portion of Bay 220.

 

4.                                      Lease Remains in Full
Force and Effect, Setoffs or Defenses, Etc.: Tenant does hereby certify, confirm and agree that as of the date hereof (a) that
the Lease, as amended and modified herein, is, and shall remain and continue,
in full force and effect, binding and enforceable in accordance with its terms,
(b) that Landlord is not in default in the performance of any duty or
obligation on its part to be performed under the Lease, and (c) that
Tenant has no offsets, defenses or counterclaims to Tenant’s obligation to pay
all Rent and other sums and to perform all other duties and obligations, on
Tenant’s part to be paid and/or performed under the Lease, as herein amended and
modified.

 

3

 

The foregoing agreement
is being recommended to the Landlord by the undersigned and is not to become
effective or binding upon the Landlord until such time as the Landlord has
accepted the terms of this agreement set forth above as evidenced by its
signature below.

 

Kindly confirm your
agreement with these terms by signing and returning the additional enclosed
copy of this letter in the place designated below.

 

AGREED TO this 26
day of March 2007.

 

 

	
   

  	
   

  	
  Tiger Direct Inc. (Tenant)

  
	
   

  	
   

  	
   

  
	
  /s/ Andrea
  Fongyee

  	
   

  	
  By:

  	
  /s/ MF

  
	
  Witness

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Witness

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  APPROVED
  this 12th day of April 2007.

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  SC
  MOTA Associated Limited Partnership

  
	
   

  	
   

  	
  By:
  

  	
  SC
  MOTA GP, Inc. (Landlord)

  
	
   

  	
   

  	
   

  	
   

  
	
  /s/ JoAnn
  Carlisi

  	
   

  	
   

  	
  By:

  	
  /s/
  Brian Kosoy

  
	
  Witness

  	
   

  	
   

  	
   

  	
  Brian
  Kosoy

  
	
  JoAnn
  Carlisi

  	
   

  	
   

  	
   

  	
  President

  
	
  Print
  Name

  	
   

  	
   

  	
   

  	
   

  
	
  /s/ Sarah Hall

  	
   

  	
   

  	
   

  	
   

  
	
  Witness

  	
   

  	
   

  	
   

  	
   

  
	
  Sarah
  Hall

  	
   

  	
   

  	
   

  	
   

  
	
  Print
  Name

  	
   

  	
   

  	
   

  	
   

  
						

 

4Exhibit
10.14

 

THIRD AMENDMENT TO LEASE

 

THIS THIRD AMENDMENT TO LEASE (this “Amendment”),
dated as of June 26, 2009, is between SC MOTA ASSOCIATES LIMITED PARTNERSHIP, a
Delaware limited partnership (“Landlord”), and TIGERDIRECT, INC., a Florida
corporation, doing business as TigerDirect (“Tenant”).

 

RECITALS

 

A.            Landlord (as successor in interest to
Keystone-Miami Property Holding Corp.) and Tenant entered into a Lease, dated September
17, 1998, as amended by a Settlement Agreement and Mutual Release dated June 8,
2001, a First Amendment to Lease dated as of September 5, 2003, and a [Second
Amendment to Lease] dated March 22, 2007 (collectively, the “Lease”), pursuant
to the terms of which Landlord leased to Tenant an aggregate of 82,866 rentable
square feet of space comprised of Suite 235 containing 63,882 rentable square
feet (the “Office Premises”), Bay M33D containing 15,984 rentable square feet
(the “Original Retail Premises”), and Bay E33C containing 3,000 rentable square
feet (the “Storage Premises”), all as more particularly described in the Lease
and located in Mall of the Americas (which, as of the date hereof, contains
651,011 rentable square feet of space), Miami — Dade County, State of Florida,
on the land described on Exhibit “A” to this Amendment.

 

B.            Tenant desires to (i) extend the term of
the Lease for the Office Premises, the Original Retail Premises and the Storage
Premises (collectively, the “Original Remaining Premises”) for a period of ten (10)
years, (ii) lease additional retail space known as Bay M34 containing 25,320
rentable square feet of space and marked as such on Exhibit “B” attached hereto
(the “Additional Retail Premises”) for a period co-terminus with the term of
the Original Remaining Premises, and (iii) modify certain other provisions of
the Lease.

 

C.            Landlord agrees to such extension, lease of additional space and modifications
pursuant to the terms and
conditions set forth herein.

 

D.            Therefore, for good and valuable
considerations, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows:

 

AGREEMENT

 

1.             Recitals; Capitalized Terms. The foregoing Recitals are true and
correct and are hereby incorporated  into this Amendment. Capitalized terms used but not
otherwise defined in
this Amendment will have the meanings set forth in the Lease.

 

2.             Leasing of Additional Retail Premises. Landlord hereby agrees to lease to
Tenant, and Tenant  hereby agrees to lease from Landlord, the Additional Retail Premises
upon the following terms and conditions, subject to the other terms and conditions in the Lease that affect the
Additional Retail Premises:

 

(a)           Additional Retail Premises. Landlord and Tenant agree that for the
purposes of all calculations in the Lease, the rentable square footage of the
Additional Retail Premises shall be deemed to be 25,320 rentable square feet.

 

(b)           Additional Retail Term. The lease term (the “Additional Retail
Term”) for the Additional Retail Premises shall commence on the Additional
Retail Commencement Date and end on January 31, 2020 such that the last day of the Additional Retail Term shall be
co-terminus with the Original Extension Term (as defined below), subject to Tenant’s extension
options in Section 4 of this Amendment.

 

(c)           Additional Retail
Commencement Date. The “Additional Retail Commencement Date” shall be the earlier to
occur of the date that (i) possession of the Additional Retail Premises is
tendered to Tenant by Landlord and (ii) Tenant shall occupy any portion of the
Additional Retail Premises. Tenant’s failure to accept possession of the
Additional Retail Premises within five (5) days after the date on which
Landlord tenders possession in accordance with this Amendment will constitute
an Event of Default under the Lease. Landlord may confirm the Additional
Retail Commencement Date and the Additional Retail Rent Commencement Date (as
hereinafter defined) in
writing by sending notice to Tenant. If the Additional Retail Commencement Date
or the Additional Retail Rent Commencement Date in such notice is not disputed
by Tenant within five (5) days of receipt, such date(s) shall be deemed
correct.

 

(d)           Additional Retail Rent
Commencement Date.  Notwithstanding anything set
forth herein to the contrary, but provided no Event of Default exists (beyond
any applicable notice and cure period), Tenant’s obligations for Annual Rent,
Tenant’s Percentage Share of Operating Expenses (as defined below) and Tenant’s
Percentage Share of Real Estate Taxes (as defined below) shall be abated for a
period (the “Free Rent Period”) of twelve (12) months commencing on the
Additional Retail Commencement Date. Tenant’s obligations for Annual Rent,
Tenant’s Percentage Share of Operating Expenses and Tenant’s Percentage Share
of Real Estate Taxes shall commence on the first day following the Free Rent
Period; provided, however, that if an Event of Default occurs during the Free
Rent Period, Tenant
shall have no further right to the abatement set forth in this Section 2(d) and
shall commence the payment of Monthly Installments of Annual Rent, Tenant’s
Percentage Share of Operating Expenses and Tenant’s Percentage Share of Real
Estate Taxes for the Additional Retail Premises on the first day following the
occurrence of such Event of Default. Furthermore, if Event of Default occurs
during or after the Free Rent Period, then in addition to any other costs,
damages and unpaid rent that Tenant may owe to Landlord, Tenant shall further
owe to Landlord the total sum of the Annual Rent and other rent abated by
Landlord during the Free Rent Period. The date on which Tenant’s obligation to
commence paying Annual Rent, Tenant’s Percentage Share of Operating
Expenses and Tenant’s
Percentage Share of

 

1

 

Real Estate Taxes for the Additional Retail
Premises under this Section is referred to as the “Additional Retail Rent
Commencement Date”

 

(e)           Delivery of Additional Retail Premises. If Landlord is unable to deliver possession of
the  Additional Retail Premises to Tenant on or before March 1, 2010 (the “Anticipated
Completion Date”) because the Landlord’s Work (as defined below) has not been
Substantially Completed (as defined below), Tenant shall receive two days
abatement of Annual Rent and additional rent for each day from and after the
Anticipated Completion Date until the Additional Retail Premises are
Substantially Completed. In the event the Additional Retail Premises are not
Substantially Completed on or before June 1, 2010 (the “Outside Completion Date”),
Tenant shall have the right to terminate its obligation to lease the Additional
Retail Premises from Landlord under this Section 2 by giving Landlord thirty
(30) days prior written notice of such termination within fifteen (15) days
following the Outside Completion Date, with time being of the essence. If
Tenant timely exercises its termination right under this Section 2(e), but the
Additional Retail Premises are Substantially Completed within thirty (30) days
of such notice, then Tenant’s termination will be null and void and of no force
or effect. If Tenant timely exercises its termination right under this Section 2(e),
and the Additional Retail Premises are not Substantially Completed within
thirty (30) days of such notice, then such termination shall not affect the
Original Remaining Premises or any other terms or conditions under the Lease or
this Amendment affecting the Original Remaining Premises. If Tenant fails to
deliver such termination to Landlord within such fifteen (15) day period.
Tenant will be deemed to have waived its termination right under this Section 2(e).
Substantially Completed is defined as receipt of final inspections from the
applicable governmental authorities having jurisdiction over the permits issued
for Landlord’s Work such that Tenant may take possession of the Additional Retail
Premises.

 

(f)            Annual Rent for Additional Retail Premises. Tenant agrees to pay to
Landlord, as Annual  Rent for the Additional Retail Premises, the
amount of Five Hundred Six Thousand Four Hundred and 00/100 Dollars
($506,400.00) per annum (based on $20.00 per rentable square foot of the
Additional Retail Premises), payable in Monthly Installments of Rent equal to
Forty Two Thousand Two Hundred and 00/100 Dollars ($42,200.00). The Annual Rent
for the Additional Retail Premises will not increase during the Additional
Retail Term.

 

(g)           Additional Rent for Additional Retail Premises. In addition to the Annual
Rent payable on  the Additional Retail Premises, Tenant shall,
at its sole cost and expense, pay as additional rent with each Monthly
Installment of Rent, one-twelfth (1/12) of Landlord’s estimate of Tenant’s
Percentage Share of any Operating Expenses and any Real Estate Taxes on the
Additional Retail Premises. Tenant shall not be obligated to pay Tenant’s
Percentage Share of any Operating Expenses or any Real Estate Taxes
attributable to the Original Remaining Premises, but rather will continue to
pay Direct Expenses and Taxes attributable to the Original Remaining Premises
in accordance with the Lease. Within one hundred twenty (120) days after the
end of each calendar year, Landlord shall furnish to Tenant a statement setting
forth the Operating Expenses and Real Estate Taxes applicable to such period
and Landlord or Tenant shall within thirty (30) days thereafter make such
payment or allowance necessary to adjust estimated payment to the actual amount
of Tenant’s actual Percentage Share of Operating Expenses and Real Estate Taxes
as shown on such statement. Any amount due Tenant shall be credited against
installments next coming due of rent or by
payment to Tenant when adjustment is to be
made in the last year of the Lease. The calculation of Operating
Expenses and Real Estate Taxes for less than a full calendar year shall be based upon the pro-rata share of Operating Expenses and Real Estate Taxes for the
calendar year in which the Lease commences and expires. If at any time during
any year of the Lease the rates of any Operating Expenses items or Real Estate
Taxes for the Center are increased to rate(s) or amount(s) greater than that
used in calculating the estimated amounts for such year, Landlord shall have
the right to adjust Tenant’s monthly payments of Tenant’s Percentage Share of such items so
that the same shall increase concomitantly. Tenant shall pay such
increases to Landlord as part of Tenant’s monthly payments of estimated
Operating Expenses and Real Estate Taxes commencing with the month in which
such increase shall be effective. Landlord agrees to keep true and accurate
records of Operating Expenses for each year. Tenant shall have the right to
dispute Landlord’s Operating Expense statement provided such notice is given
within one hundred eighty (180) days after the receipt by Tenant of such
statement. During any such dispute, Tenant shall continue to make payments on
account of Operating Expenses in accordance with Landlord’s most recent
statement thereof. In connection with such dispute, Tenant shall be permitted
to examine such records, during reasonable business hours and upon not less
than fifteen (15) business days’ prior written notice to Landlord, at Landlord’s
corporate office currently located in Palm Beach, Florida. Tenant shall not be
allowed to use any third party audit recovery company acting wholly or partly
on a contingency fee basis to perform such audit or examination of Landlord’s
books and records and shall evidence the same to Landlord’s satisfaction. If
the parties are unable to resolve any dispute as to the correctness of such
statement within thirty (30) days following such notice of dispute, either party may refer the issues raised to a
nationally recognized independent public accounting firm selected by Landlord
and reasonably acceptable to Tenant, and the decision of such accountants shall
be conclusively binding upon Landlord and Tenant. In connection therewith,
Tenant and such accountants shall execute and deliver to Landlord a
confidentiality agreement, in form and substance reasonably satisfactory to Landlord, whereby such parties
agree not to disclose to any third party any of the information obtained in connection with such
review. Tenant shall pay the fees and expenses relating to such procedure,
unless such accountants determine that Landlord overstated Operating Expenses
by more than ten percent (10%) with respect to such statement, in which case
Landlord shall pay such fees and expenses. Upon expiration of the thirty (30)
day period following delivery of Landlord’s Operating Expense statement to
Tenant, Landlord’s Operating Expense statement shall be deemed conclusive by
Tenant, unless Tenant has theretofore timely delivered a notice of dispute.

 

(h)           Limitation on Increase in Real Estate Taxes. Notwithstanding anything set
forth herein to  the contrary, if (i) the Center is sold, or there is a change in
control of Landlord, on or before the fifth (5th) anniversary of the Additional
Retail Commencement Date, and (ii) there is an increase in Real Estate Taxes
directly attributable to such sale or change in control, then, in such event,
Tenant shall not be responsible for paying Tenant’s Percentage Share of such
increase for the remainder of the Additional Retail Term. There shall be no
limitation on Tenant’s obligation to pay Tenant’s Percentage Share of any
increase in Real Estate Taxes as a result of any sale or change in control after the fifth (5th) anniversary of the
Additional Retail Commencement Date or during any renewal term of the Lease.

 

2

 

(i)            Defined Terms: As to the Additional Retail Premises, the following
terms shall have the  following meanings:

 

(i)            Center: shall mean Mall
of the Americas, as legally described on Exhibit “A” to this  Amendment, together with all improvements and other
appurtenances relating thereto currently located or hereinafter erected thereon, plus such
modifications thereto as Landlord may from time to time designate.

 

(ii)           Common Areas: shall mean those areas and facilities
which, from time to time, may be furnished by Landlord in or near the Center
for the non-exclusive general common use of tenants and other occupants of the
Center, their agents, employees and customers, including, without limitation,
parking areas, driveways, loading docks, passageways, walkways (interior and exterior),
roofs, ramps, common seating areas, landscaped areas, stairways, escalators,
elevators, sewage treatment
facilities (if any), restrooms, fountains, play areas, meeting rooms and
other similar areas or facilities.

 

(iii)          Majors:
Shall mean any store other than the Additional Retail Premises within the Center
containing more than 15,000 square feet of space.

 

(iv)          Operating Expenses: shall mean all
costs and expenses incurred by or on behalf of Landlord (less any contribution,
if any, to such costs and expenses made by any Majors, any tenants occupying
space on the second floor
of the Center, or any tenants who pay their respective costs and expenses directly) in operating, managing,
insuring and maintaining the Common Areas and other portions of the Center that are the responsibility of Landlord, including,
without limitation, all costs and expenses of operating, managing (Tenant agreeing that
such management may be
undertaken by an entity affiliated with Landlord, in which case such
affiliate shall be compensated in a commercially reasonable manner and amount as any third party
manager), maintaining, repairing, lighting, signing, cleaning, painting, and
striping of the Common Areas (including, without limitation, the cost of
uniforms, equipment and
employment taxes and benefits); alarm and life safety systems; insurance,
including, without limitation, rental abatement insurance, liability insurance
for bodily injury, death, personal injury and property damage, special form or all-risk property insurance (including coverage for losses
due to fire, flood, wind or other casualties covered by such insurance), worker’s
compensation insurance or similar insurance covering personnel; maintenance of
sprinkler systems; removal of water, trash and debris; regulation
of traffic; payments as required by any governmental authorities; costs and expenses in connection with maintaining
ambient air and environmental standards of any governmental authority; costs and
expenses incurred, if any, which are designed to protect or enhance the health,
safety and welfare of the tenants of the Center or their employees; the costs of all materials, supplies and services
purchased or hired therefor; operation of public toilets; installing and
renting of signs; fire protection; maintenance, repair and replacement of
utility systems serving the Center, including, without limitation, water, sanitary
sewer and storm water lines and other utility lines, pipes and conduits and any
fees associated therewith; costs and expenses of maintaining, repairing, or
replacing machinery and equipment used in the operation and maintenance
of the Common Areas and personal property taxes and other charges (including,
but not limited to, financing,
leasing or rental costs) incurred in connection with such equipment; costs and
expenses of maintenance, repair or replacement of awnings, paving, curbs,
walkways, landscaping, roofs, walls, drainage, pipes, ducts, conduits and
similar items, plate
glass, lighting shrubbery and planters; costs and expenses incurred in the purchases or
rental of music
program services and loudspeaker systems; costs of providing light and power to the Common Areas; cost of
water services, if any, furnished by Landlord for the non-exclusive use of all tenants; and administrative costs attributable to the
Common Areas for on-site personnel and an overhead cost equal to
five percent (5%) of the total costs and expenses of operating and maintaining the Common
Areas. With respect to any of the foregoing costs which are capital in nature, Landlord
shall amortize or depreciate such costs and expenses over a useful life in accordance with
general accounting principles, and the amount of such
amortization or depreciation shall be included in Operating Expenses.

 

(v)           Real Estate Taxes: shall mean all
federal, state, local, governmental, special district and special service area
taxes, assessments (special or otherwise), charges, governmental liens, surcharges and levies, general and
special, ordinary and extraordinary, foreseen and unforeseen (and substitutes therefor), of
any kind whatsoever (including interest thereon whenever same shall be payable
in installments) that Landlord shall be obligated to pay arising out of the
use, occupancy, ownership, leasing, management, repair or replacement of the
Center, or any property, fixtures or equipment thereon, as well as all taxes
attributable to the Additional Retail Premises or rent imposed on the Center
from time to time by any governmental authority. Notwithstanding the foregoing,
Real Estate Taxes shall exclude inheritance, transfer or gift taxes imposed
upon Landlord and any income taxes attributable to the Center or any rent).

 

(vi)          Retail Lease Year: shall mean each period (during the Additional
Retail Term) of twelve (12) calendar months, commencing as of (A) the
Additional Retail Rent Commencement Date, if the Additional Retail Rent
Commencement Date is the first day of a calendar month, or (B) the first day of the month
next following the month in which the Additional Retail Rent Commencement Date
occurred if the Additional Retail Rent Commencement Date is other than the
first day of a calendar month, in which event the first Retail Lease Year shall
include the partial month commencing on the Additional Retail Rent Commencement Date.

 

(vii)         Tenant’s Percentage Share: shall mean that fraction, the numerator of which is
the total number of rentable square feet of space contained within the
Additional Retail Premises and the denominator of which is the total number of
rentable square feet within the Center less (A) the area leased to Majors, and (B)
the square footage occupied by tenants on the second floor of the Center.
Commencing on the first day of the third full calendar year of the Additional Retail Term, in no event shall Tenant’s payment of Tenant’s Percentage Share of Operating
Expenses increase by more than 5% over the previous calendar years’ Operating
Expenses due hereunder (excluding
from the foregoing cap taxes, insurance, utilities, and any other expense not
controllable by Landlord).

 

3

 

(j)            Utilities for Additional Retail
Premises. Tenant shall be responsible, at Tenant’s sole cost
and expense, for all utility services that exclusively serve the Additional
Retail Premises irrespective of whether the utility services are located inside
or outside the Additional Retail Premises. If any such utilities are not
separately metered or submetered and/or are used in common with other tenant’s in
the Center, Tenant will pay Tenant’s share of same as Additional rent.

 

(k)           Prepaid
Rent.
Concurrently with Tenant’s execution of this Amendment, Tenant shall pay to  Landlord the Prepaid Rent in the amount
of Sixty Eight Thousand Five Hundred Seventy Five and 00/100 Dollars
($68,575.00), which represents Tenant’s first Monthly Installment of Rent.

 

(l)            Landlord’s Work in the Additional
Retail Premises. Landlord will complete the work designated as the “Landlord’s
Work” in accordance with Exhibit “C” hereto. If requested by Landlord in
writing, Tenant shall within ten (10) days after such written request provide
all information required in order to enable Landlord to complete the Landlord’s
Work. There shall be no postponement or the Additional Retail Commencement Date
(or the Additional Retail Rent Commencement Date) for the Additional Retail
Premises for (i) any delay in the delivery of possession of the Additional
Retail Premises which results from any act or omission of Tenant, including
delays due to changes in, additions to or interference with any work to be done
by Landlord, or delays by Tenant in submission of information or approving
working drawings or estimates or giving authorizations or approvals, or (ii) any
delay by Landlord in the performance of any punch list items relating to the
Landlord’s Work. If there is a dispute as to (A) the completion of the Landlord’s
Work, or (B) the availability of the Additional Retail Premises for possession
by Tenant, a certificate of Landlord’s architect will be final and binding on
the parties. Tenant will examine the Additional Retail Premises before taking
possession and will furnish Landlord with written notice specifying any defects
within ten (10) days after taking possession otherwise, Tenant will be deemed
to have agreed that the Additional Retail Premises are in good order and have
been completed. Notwithstanding anything herein to the contrary, during the
first twelve (12) months following the completion of the Landlord’s Work,
Landlord shall be responsible to correct any latent defects in the Landlord’s
Work. There is no promise, representation or undertaking by or binding upon
Landlord with respect to any alteration, remodeling or redecorating of or
installation of equipment or fixtures in the Additional Retail Premises, unless
expressly set forth in this Amendment.

 

(m)          HVAC. Tenant shall be responsible for the maintenance
and repair of existing HVAC units serving the Additional Retail Premises during
the Additional Retail Term and any extensions thereto including (i) belt and
filter replacement, (ii) charging of the coolant systems, if required, (iii) performing
quarterly inspections using a licensed HVAC contractor reasonably acceptable to
the Landlord, and (iv) for all maintenance, repairs and replacement cost of
less than Two Thousand Five Hundred and 00/100 Dollars ($2,500.00) to any
existing HVAC units serving the Additional Retail Premises (i.e., Tenant shall
be responsible for paying the first $2,500 of any such costs). If any
maintenance, repair or replacement costs to the HVAC units exceed Two Thousand
Five Hundred and 00/100 Dollars ($2,500.00), then Tenant shall have the option
to either (A) require Landlord to repair and/or replace such HVAC unit and
Landlord shall amortize the cost of such repair and/or replacement over the
useful life of the unit or part and Tenant shall pay such cost to Landlord as
additional rent, or (B) repair and/or replace such HVAC unit at Tenant’s sole
cost and expense.

 

(n)           Permitted Use. Tenant may use the Additional Retail
Premises for the retail sale, rental and servicing of the following uses
(collectively, the “Permitted Retail Use”): (i) computer hardware and software;
(ii) general business office equipment; (iii) multi media electronics and
equipment and interactive games and equipment; (iv) telecommunications
equipment; (v) consumer electronics and equipment; (vi) audio, video and game
software, compact discs, laser discs, digital hardware and software; (vii) digital
photographic equipment; and (viii) wireless and broadband phone and data
services, and for other hardware, software products and accessories, including
without limitation, those for sending, receiving, viewing, and playback and
those created by changing technologies related to categories (i) through (viii)
above. Tenant may also use the Additional Retail Premises to offer services or
events related to the technology products that Tenant sells and incidental thereto
(the “Incidental Services & Events”), which Incidental Services &
Events shall include, but not limited to, trainings, seminars and computer
gaming events, and video or photographic production. Notwithstanding anything herein to the contrary, Tenant shall not use the
Additional Retail Premises in violation of the exclusive and prohibited uses
set forth on Exhibit “D” attached hereto.

 

(o)           Operating
Covenant. Tenant shall occupy the Additional Retail Premises
upon the Additional Retail Commencement Date. Tenant may only use the
Additional Retail Premises for the Permitted Retail Use under the Permitted
Trade Name (as defined below) and for no other purpose or name whatsoever
without Landlord’s prior written consent. Tenant covenants and agrees that the
Additional Retail Premises shall be fully staffed and stocked and open for
business to the general public for at least one (1) day within the first three (3)
months after the Additional Retail Commencement Date. Furthermore, at all times
that Tenant is open and operating for business, Tenant shall maintain an access
point between the Additional Retail Premises and the enclosed portion of the
Center (to allow ingress and egress of Tenant’s customers and invitees), which
access point shall have no less than two (2) cash register check out stations.
If Tenant fails to maintain such access point in accordance with this Section 2(o),
and such failure continues for five (5) days after written notice from
Landlord, then such failure will be an Event of Default under the Lease. For purposes of
the Additional Retail Premises, the term “Permitted Trade Name” shall mean
CompUSA, Tiger Direct.com Discount Computers or other trade name used or may be
used by Tenant at a majority of its retail locations in the United States. If
Tenant fails to continuously operate the Additional Retail Premises for more
than sixty (60) days, then Landlord shall have the right (but shall not have any
obligation), at any time thereafter, to terminate Tenant’s right to possession
of the Additional Retail Premises by written notice to Tenant (the “Re-Capture
Notice”). The Re-Capture Notice will set forth the date (the “Re-Capture Date”) on which Tenant’s right to possession of the
Additional Retail Premises will terminate. If Landlord delivers a Re-Capture
Notice, Tenant’s rights to occupy the Additional Retail Premises will terminate
on the Re-Capture Date, and Tenant will then vacate and surrender the Additional Retail

 

4

 

Premises to Landlord in the condition required by the Lease. If
Landlord delivers a Re-Capture Notice, then from and after the date on which
Tenant surrenders the Additional Retail Premises in accordance with this Section
2(o), Tenant shall have no further obligations under the Lease with respect to
the Additional Retail Premises, except for those obligations that expressly
survive the expiration or termination of the Lease. If Tenant fails to vacate
and surrender the Additional Retail Premises on the Re-Capture Date in accordance
with this Section 2(o), and such failure continues for five (5) days after
written notice from Landlord, then such failure will be an Event of Default
under the Lease.

 

(p)           Sublease of Additional Retail
Premises. Tenant shall have the right to sublease the
Additional Retail Premises in accordance with Section 9 of the Lease.

 

(q)           Signage. Tenant shall have the right, at its sole
costs and expense, to install signage on the building in which the Additional
Retail Premises are located, subject to (i) obtaining Landlord’s prior written
consent, which consent will not be unreasonably withheld or delayed, and (ii) complying
with all applicable governmental requirements (including building codes).

 

3.             Extension
of Term of Original Remaining Premises

 

(a)           Original Extension Term. As to the Original Remaining Premises,
consisting of an aggregate of 82,866 rentable square feet, the Term of the
Lease is hereby extended for a period (the “Original Extension Term”) of ten (10)
years, commencing February I, 2010 (the “Original Extension Term Commencement
Date”) and ending January 31, 2020. Tenant shall have the right to further
extend the Term of the Lease under Section 4 of this Amendment. Section R-5 of
the Lease Rider is hereby deleted and will be of no further force or effect.

 

(b)           Annual Rent for Original
Remaining, Premises. Tenant agrees to pay to Landlord, as Annual Rent for
the Original Remaining Premises for the first five (5) years of the Original
Extension Term, without notice, demand, deduction, setoff or counterclaim, plus
all applicable sales, rent, use and/or other taxes thereon, the sum of One
Million Two Hundred Twenty Eight Thousand Seventy Four and 10/100 Dollars
($1,228,074.10) based upon the rate of $14.82 per square foot, payable in
Monthly Installments of Rent equal to One Hundred Two Thousand Three Hundred
Thirty Nine and 50/100 Dollars ($102,339.50). The Annual Rent shall be
increased on February 1, 2015 to One Million Six Hundred Fifty Seven Thousand
Three Hundred Twenty and 00/100 Dollars ($1,657,320.00) based upon the rate of
$20.00 per square foot, payable in Monthly installments of Rent equal to One
Hundred Thirty Eight Thousand One Hundred Ten and 00/100 Dollars ($138,110.00).
Monthly Installments of Rent at the rate set forth above shall be payable to
Landlord in advance, on the first day of each calendar month during the Original
Extension Term.

 

(c)           Additional Rent for Original
Remaining Premises. In addition to the Annual Rent payable on the
Original Remaining Premises, Tenant hereby further agrees to pay to Landlord
during the Original Extension Term, all Direct Expenses, Taxes and other
charges due and payable by Tenant pursuant to the Lease (including, without
limitation, Tenant’s Percentage Share of the cost associated with the Property
Insurance as to the Storage Premises only). Upon the Original Extension Term
Commencement Date, the Base Year for Direct Expenses and Taxes shall be changed
to the calendar year 2010. On February 1, 2015, the Base Year for Direct
Expenses and Taxes shall be changed to the calendar year 2015.

 

(d)           Original Remaining Premises
Accepted by Tenant “AS IS” Subject to Landlord’s maintenance and repair
obligations under the Lease for the Original Remaining Premises, Tenant
acknowledges and agrees that: (i) Tenant has been in occupancy oldie Original Remaining
Premises for an extended period of time; and (ii) Tenant is fully familiar with
the Original Remaining Premises and the Center and accepts the same now, and at
the Original Extension Term Commencement Date in an “AS IS” condition. Within
three hundred sixty (360) days of the occurrence of the Original Extension Term
Commencement Date. Tenant, at its sole option, shall have the right upon
written notice to Landlord to perform the following work (collectively, the “Reimbursable
Improvements”) to the Office Premises, the Original Retail Premises and the
Additional Retail Premises: install new carpeting in the Office Premises to
equal or better quality as when first installed at inception of the Lease;
repaint the Office Premises to equal or better quality as when first painted at
inception of the Lease; and/or make other tenant improvements to the Office
Premises, the Original Retail Premises and the Additional Retail Premises which
are permanent in nature, all in accordance with the terms of the Lease. If Tenant performs any of the
Reimbursable Improvements within such three hundred sixty (360)-day period, then Landlord
shall reimburse Tenant for the cost of the Reimbursable Improvements, in an amount not to exceed. Three Hundred
Twenty Five Thousand and 00/100 Dollars ($325,000.00), within thirty (30) days
of Landlord’s receipt of reasonable documentary evidence that the Reimbursable Improvements was performed in accordance with the Lease and the cost of the same has been paid in full
(as evidenced by unconditional lien waivers from the trades performing the
Reimbursable Improvements); provided, however, that Landlord will only be
obligated to reimburse Tenant up to an amount of One Hundred Sixty Two Thousand
Five Hundred and 00/100 Dollars ($162,500.00) for any Reimbursable Improvements
to the Original Retail Premises and the Additional Retail Premises. If Tenant
fails to perform the Reimbursable Improvements within such three hundred sixty
(360)-day period, then Landlord will have no obligation to reimburse Tenant for
any of the Reimbursable Improvements. For purposes of Tenant’s reimbursement
under this Section 3(d), the term Reimbursable Improvements shall specially
exclude any furniture, equipment or similar removable personal property.

 

4.             Options
to Renew the Original Extension Term and the Additional Retail Term.

 

(a)           First
Renewal Term. Provided Tenant is not in default under the Lease
at the time of its  exercise thereof, Tenant shall have the right to
extend the Original
Extension Term for the Original Remaining Premises and the Additional Retail
Term for the
Additional Retail Premises (together but not separately) for an additional five
(5) year period (“First Renewal Term”) which shall commence immediately upon
expiration of the Original Extension Term and the Additional Retail Term. Tenant
will not have the right to extend the Original Extension Term for the Original

 

5

 

Remaining Premises without also extending the Additional Retail Term
for the Additional Retail Premises (and vice versa). If Tenant fails to notify
Landlord in writing on or before two hundred seventy (270) days prior to the
end of the Original Extension Term and the Additional Retail Term (time being
of the essence with respect thereto), then Tenant’s right to extend the Lease
for the First Renewal Term (as well as for the Second Renewal Term) shall
lapse, and the Lease shall terminate upon expiration or earlier termination of
the Original Extension Term and the Additional Retail Term. If Tenant extends the
term of the Lease for the First Renewal Term, all terms and conditions of the
Lease shall remain the same except as set forth in this Amendment and reference
to the Term of the Lease shall include the First Renewal Term; provided,
however that, subject to Section 4(e) below, the Base Year for Direct Expenses
and Taxes shall be changed to the calendar year 2020 with respect to the
Original Remaining Premises only.

 

(b)           Second Renewal Term. Provided Tenant had exercised its option for the
First Renewal Term and is not in default under the Lease at the time of the
exercise of its option for the Second Renewal Term, Tenant shall have the right
to extend the Term for an additional five (5) year period (“Second Renewal Term”)
which shall commence immediately upon expiration of the First Renewal Term.
Tenant will not have the right to extend the First Renewal Term for the
Original Remaining Premises without also extending the First Renewal Term for
the Additional Retail Premises (and vice versa). If Tenant fails to notify
Landlord in writing on or before two hundred seventy (270) days prior to the
end of the First Renewal Term (time being of the essence with respect thereto),
then Tenant’s right to extend the Lease for the Second Renewal Term shall
lapse, and the Lease shall terminate upon expiration or early termination of
the First Renewal Term. If Tenant extends the Term of the Lease for the Second
Renewal Term, all terms and conditions of the Lease shall remain the same
except as set forth in this Amendment and reference to the Term of the Lease
shall include the Second Renewal Term; provided, however that, subject to Section
4(e) below, the Base Year for Direct Expenses and Taxes shall be changed to the
calendar year 2025 with respect to the Original Remaining Premises only.

 

(c)           Rent During Renewal Terms. The Annual Rent for the renewal terms shall be as
follows:

 

For the Original
Remaining Premises:

 

	
   

  	
   

  	
  Rent Per Rentable

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Square Foot

  	
   

  	
  Annual Rent

  	
   

  	
  Monthly Rent

  	
   

  
	
  First Renewal
  Term

  	
   

  	
  $

  	
  23.00

  	
   

  	
  $

  	
  1,905,918.00

  	
   

  	
  $

  	
  158,826.50

  	
   

  
	
  Second Renewal
  Term

  	
   

  	
  $

  	
  26.45

  	
   

  	
  $

  	
  2,191,805.70

  	
   

  	
  $

  	
  182,650.47

  	
   

  

 

For the Additional Retail
Premises:

 

	
   

  	
   

  	
  Rent Per Rentable

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Square Foot

  	
   

  	
  Annual Rent

  	
   

  	
  Monthly Rent

  	
   

  
	
  First Renewal
  Term

  	
   

  	
  $

  	
  22.50

  	
   

  	
  $

  	
  569,700.00

  	
   

  	
  $

  	
  47,475.00

  	
   

  
	
  Second Renewal
  Term

  	
   

  	
  $

  	
  25.31

  	
   

  	
  $

  	
  640,849.20

  	
   

  	
  $

  	
  53,404.10

  	
   

  

 

(d)           Reminder Notice. Notwithstanding the above, if (i) Landlord fails to
provide a written reminder notice (a “Reminder Notice”) to Tenant not less than
thirty (30) days before the expiration of the 270-day notice deadline in Section
4(a) and 4(b) above (each such deadline being referred to as an “Option Notice Deadline”), and (ii)
Tenant fails to give Landlord an extension notice before the expiration the
Option Notice Deadline, then Tenant’s option to extend shall nevertheless
remain in full force and effect for an additional period of thirty (30) days after written
notice from Landlord (given by Landlord after the expiration of the Option Notice Deadline) advising
Tenant that the extension notice has not been received; provided, however, that in no event will Tenants option to
extend remain in full force or effect beyond the expiration of the then current
Term. lf, however, Landlord sends Tenant a Reminder Notice, and Tenant
nevertheless fails to give Landlord an extension notice prior to the expiration the Option Notice
Deadline, then Tenant’s
option to extend shall lapse and not remain in full force or effect beyond the Option Notice Deadline. It is agreed between
Landlord and Tenant that it is the intention of the parties under this Section 4(d)
to avoid forfeiture of Tenant’s right to exercise its option to extend through
Tenant’s inadvertent or negligent
failure to give notice of extension prior to the expiration of the Option
Notice Deadline.

 

(e)           No Decrease in Rent.
Notwithstanding anything set forth in this Section 4 to the contrary (including
the resetting of the Base Year under Section 4(a) and 4(b) above), in no event shall the Annual
Rent, additional rent and other recurring amounts payable by Tenant to Landlord
in any Lease Year during the First Renewal Term (including the first Lease Year of the First Renewal Term) or
the Second Renewal Term (including the first Lease Year of the Second Renewal
Term) be less than the Annual Rent, additional rent and other recurring amounts payable
by Tenant to Landlord in the immediately preceding Lease Year.

 

5.             Parking. Subject to complying with all applicable
governmental requirements (including building  codes), in addition to the reserved parking set forth in
Section R-10 of the Lease, Tenant shall have the right, at its sole cost and expense, to designate twenty five (25)
additional parking spaces exclusively for the use by Tenant’s customers and
marked on the parking bumper “TigerDirect Visitor” in the location shown on the
parking plan attached as Exhibit “E” to this Amendment (the “Additional Parking
Spaces”). Notwithstanding anything set forth in this Section 5 to the contrary,
(a) if any person or entity has a contractual right, as of the date hereof, to object to the designation
or location of any
Additional Parking Spaces, and (b) without prior communication from Landlord to such
person or entity of the granting of the Additional Parking Spaces
to Tenant, such person or entity notifies Landlord in writing that the
designation or location of any Additional Parking Spaces violates such
contractual right, then Landlord will notify Tenant in writing of such
violation and Tenant will cease to have the right to use such Additional
Parking Spaces, and will remove the designation on all such parking bumpers,
within thirty (30) days of such written notice from Landlord. Furthermore, if Tenant is unable to use
any of the Additional Parking Spaces because of applicable governmental
requirements (including building codes) or any of the conditions set forth in
this Section 5, the same will not constitute a

 

6

 

default by Landlord under the Lease, will not reduce or otherwise
modify Tenant’s obligations under the Lease and will not be grounds for Tenant
to terminate the Lease or any of Tenant’s obligations with respect to the
Additional Retail Premises.

 

6.             References. From and after the Additional Retail Commencement
Date, all references to the “Premises” in the Lease shall mean and refer to the
Original Remaining Premises and the Additional Retail Premises.

 

7.             Confidentiality. Tenant agrees not to disclose any of the terms or
provisions of this Amendment to other present or future tenants or prospective
tenants of the Center or their respective representatives, nor to anyone else,
excepting professionals (i.e., attorneys and accountants) who require knowledge
thereof in furtherance of Tenant’s bona fide interests.

 

8.             Broker Indemnification. Tenant agrees to indemnify Landlord against any loss,
expense (including reasonable attorneys’ fees), cost or liability incurred by
Landlord as a result of a claim by any broker, agent or finder representing
Tenant or otherwise negotiating this Amendment on behalf of Tenant.

 

9.             Ratification. Landlord and Tenant hereby ratify and confirm the
Lease, as amended by this Amendment, and expressly acknowledge and agree that
the Lease, as amended by this Amendment, remains and shall continue in full
force and effect. In the event of any conflict between the terms and provisions
of the Lease and the terms and provisions of this Amendment, the terms and
provisions of this Amendment shall take precedence and control.

 

10.           Counterparts. This Amendment may be executed in counterparts, each
of which shall be deemed an original and all of which, when taken together,
shall constitute one and the same instrument.

 

11.           Amendments. The provisions of this Amendment (including this Section
11) may only be amended, supplemented or waived by a further agreement in
writing duly executed and delivered by Landlord and Tenant.

 

12.           Advice of Counsel. Each of Landlord and Tenant has reviewed
this Amendment with its legal counsel or had an opportunity to review this
Agreement with its legal counsel. This Amendment shall be interpreted without regard to any presumption or rule requiring
construction against the party causing this Amendment to be drafted.

 

13.           INTEGRATION. THE LEASE AND THIS AMENDMENT
CONSTITUTE THE ENTIRE UNDERSTANDING AND AGREEMENT BETWEEN LANDLORD AND TENANT
WITH RESPECT TO THE SUBJECT MATTER OF THE LEASE AND THIS AMENDMENT. ALL PRIOR
UNDERSTANDINGS AND AGREEMENTS BETWEEN LANDLORD AND TENANT WITH RESPECT TO THE
SUBJECT MATTER OF THIS AMENDMENT ARE MERGED INTO THIS AMENDMENT. AS TO THIS
AMENDMENT, LANDLORD ACKNOWLEDGES THAT NO REPRESENTATION, WARRANTY, INDUCEMENT,
PROMISE OR AGREEMENT HAS BEEN MADE, ORALLY OR OTHERWISE, BY TENANT OR ANYONE
ACTING ON BEHALF OF TENANT, UNLESS SUCH REPRESENTATION, WARRANTY, INDUCEMENT,
PROMISE OR AGREEMENT IS EXPRESSLY SET FORTH IN THIS AMENDMENT. LIKEWISE, AS TO
THIS AMENDMENT, TENANT ACKNOWLEDGES THAT NO REPRESENTATION, WARRANTY, INDUCEMENT,
PROMISE OR AGREEMENT HAS BEEN MADE, ORALLY OR OTHERWISE, BY LANDLORD OR ANYONE ACTING
ON BEHALF OF LANDLORD, UNLESS SUCH REPRESENTATION, WARRANTY, INDUCEMENT,
PROMISE OR AGREEMENT IS EXPRESSLY SET FORTH IN THIS AMENDMENT. IN ADDITION TO
EXECUTING AND DELIVERING THIS AMENDMENT, A DULY AUTHORIZED REPRESENTATIVE OF
LANDLORD AND TENANT IS INITIALING THIS SECTION 13 WHERE INDICATED BELOW TO
AVOID ANY DOUBT WHATSOEVER THAT LANDLORD AND TENANT UNDERSTAND THE PROVISIONS
OF THIS SECTION 13.

 

	
  INITIALS

  	
   

  	
  INITIALS

  
	
   

  	
   

  	
   

  
	
  /s/ [ILLEGIBLE]

  	
   

  	
  /s/
  [ILLEGIBLE]

  
	
  LANDLORD

  	
   

  	
  TENANT

  

 

[The
remainder of this page is intentionally blank.]

 

7

 

THE PARTIES have executed
and delivered this Amendment as of the day and year first written above.

 

	
  WITNESSES:

  	
   

  	
  LANDLORD:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  SC MOTA ASSOCIATES LIMITED

  
	
   

  	
   

  	
  PARTNERSHIP, a Delaware limited partnership

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By: SC MOTA GP, Inc., a Delaware corporation

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  /s/ Karen Lynch

  	
   

  	
  By:

  	
  /s/ Brian Kosoy

  
	
  Print Name:

  	
  Karen Lynch

  	
   

  	
  Print Name:

  	
  Brian Kosoy

  
	
   

  	
   

  	
   

  	
  Title:

  	
  President

  
	
  /s/ JoAnn Carlisi

  	
   

  	
   

  	
   

  
	
  Print Name:

  	
  JoAnn Carlisi

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  TENANT:

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  TIGERDIRECT, INC., a Florida corporation

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  /s/ Ed Schmidt

  	
   

  	
  By:

  	
  /s/ Gilbert Fiorentino

  
	
  Print Name:

  	
  Ed Schmidt

  	
   

  	
  Print Name:

  	
  Gilbert Fiorentino

  
	
   

  	
   

  	
   

  	
  Title:

  	
  CEO

  
	
  /s/ Andrea
  Fongyee

  	
   

  	
   

  	
   

  
	
  Print Name:

  	
  Andrea Fongyee

  	
   

  	
   

  	
   

  

 

8

 

ACKNOWLEDGMENT OF
GUARANTY

 

The undersigned, as the guarantor of the Lease
pursuant to the Guaranty attached to the Lease, hereby acknowledges the terms
of this Amendment, and further acknowledges the continuing liability of the
undersigned during the term of the Guaranty as guarantor with respect to the
Lease, as modified by this Amendment. Nothing herein shall be deemed to limit
any provisions of the
Guaranty or the continuing liability of the undersigned for all
obligations of Tenant under
the Lease, as modified by
this Amendment.

 

	
  WITNESSES:

  	
   

  	
  GUARANTOR:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  SYSTEMAX, INC., formerly known as Global Direct Mail,
  Inc., a Delaware corporation

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  /s/ Ed Schmidt

  	
   

  	
  By:

  	
  /s/ Curt Rush

  
	
  Print Name:

  	
  Ed Schmidt

  	
   

  	
  Print Name:

  	
  Curt Rush

  
	
   

  	
   

  	
   

  	
  Title:

  	
  Secretary

  
	
  /s/ Andrea Fongyee

  	
   

  	
   

  	
   

  
	
  Print Name:

  	
  Andrea Fongyee

  	
   

  	
   

  	
   

  

 

9

 

EXHIBIT “A”

 

LEGAL DESCRIPTION OF THE CENTER

 

Tract “A” of MALL OF THE AMERICAS, according to the Plat thereof as
recorded in Plat Book 159, Page 70, of the Public Records of Miami-Dade
County, Florida.

 

10

 

EXHIBIT “B”

 

SITE PLAN

 

 

11

 

EXHIBIT
“C”

 

LANDLORD’S
WORK

 

LANDLORD’S WORK FOR ADDITIONAL RETAIL PREMISES

 

The Tenant acknowledges
that it accepts the Additional Retail Premises in an “as is” condition and that
all alterations, renovations, decorations or other work required in connection
with the Additional Retail Premises will be performed by the Tenant, at its
sole cost and expense, and in accordance with Exhibit “C”.

 

Notwithstanding the
immediately preceding paragraph, and subject to obtaining requisite approvals from the
appropriate governmental authorities, Landlord agrees to (i) construct a
loading area with a hydraulic lift adjacent to the west wall of the Additional
Retail Premises, and (ii) install entry doors and entry façade on the
southern wall of the Additional Retail Premises (including the installation of
overhead security doors and bollards consistent with the overhead security
doors and bollards
currently installed in the Original Retail Premises), all as more particularly
shown on the plans and specifications listed on or attached to Exhibit “C-1”

 

The Landlord’s Work below
has been described solely for the purpose of determining and outlining the
extent of the Landlord’s repair and restoration obligations under Section 22
of  the
Lease in case of damage and destruction.

 

1.               Washroom:

 

Washrooms to code (fan,
light, ceiling and accessories to be supplied and installed by the Landlord).

 

2.               Electrical:

 

150 amp., 3 phase, 4 wire
electrical service at 120/208 V. Location to be determined by the Landlord. The
Landlord will also provide 2 foot by 4 foot lay in fixtures based on one
fixture per 80 square feet of area and install receptacles per code. The tenant
shall provide all other electrical work including, but not limited to,
additional lighting, outlets and wiring required.

 

3.               Heating and Air Conditioning Equipment:

 

One (1) ton of cooling
capacity per 300 square feet of area will be supplied and installed on the roof
of the Leased Premises. All duct work and other work required to hook up the system to be
completed by the Landlord based on an open retail unit (i.e. no partition
walls, bulkheads, etc.). The Tenant is required to make its own inquiries
regarding the adequacy of the HVAC capacity provided by the Landlord above. The
Tenant will be responsible for the costs of any additional HVAC equipment and
distribution in which it requires.

 

4.               Walls:

 

Unpainted plasterboard on
interior face of demising walls, finished to a maximum height of ten (10) feet,
ready for paint. Masonry fire walls (Landlord’s obligation will be to a maximum
1-hour rating) and exterior walls will be concrete block with flush joints
ready for paint.

 

5.               Floor:

 

Concrete floor with a
smooth finish.

 

6.             Storefront:

 

Landlord’s standard
storefront.

 

7.                Ceiling:

 

Standard 2 foot by 4 foot
T-Bar ceiling with acoustical tile

 

8.                Sprinklers:

 

If required by code, the
Landlord will provide a complete sprinkler system within the unit based on open
area. (i.e. no partition walls, bulkheads, etc.). The tenant will be
responsible for any alterations to the system to maintain proper coverage as
per code due to the construction or installation of any obstruction such
as walls, bulkheads,
shelving, etc.

 

9.                General:

 

If the Tenant requests a
credit in lieu of any work which the Landlord was to have provided, the credit shall, at the option of the
Landlord, be determined either (a) by an estimate by the Landlord as to
the amount of the credit, or (b) to equal the amount offered by the Landlord’s contractor as a
credit to delete the work from its contract, in each case, less fifteen percent (15%) which the Landlord shall
retain for co-ordination charges.

 

12

 

TENANT’S WORK

 

A.           Structure

 

Landlord has provided a
single level structure designed in accordance with all governing building
codes. All elements and dimensions must be verified by Tenant’s architect due
to the previous occupancy of the space and subsequent modifications.

 

1.                                       Columns shall be un-primed structural
steel shapes as depicted in lease outline drawing showing Tenant’s demised
area.

 

2.                                       Roof structure over space leased shall be
structural steel framing bar joist, metal deck, insulation, and built-up
roofing.

 

3.                                       Exterior walls are masonry concrete block
with #5  REBAR split face brick veneer.

 

4.                                       Floor Slab on grade 4' hand troweled
concrete surface with 6" x 6' wire mesh approximately 1/2' below
finished mall areas.

 

5.                                       Roof penetration shall be held to a minimum.
All required Tenant penetrations of roofing system shall be made by Landlord’s
roofing contractor at Tenant’s expense after notification to Landlord for
approval. Any structural framing required by Landlord’s Engineer due to Tenant’s
roof penetrations for roof mounted equipment shall be by Landlord’s Contractor
at Tenant’s expense. All engineering costs for modification to Landlord’s
structure are Tenant’s responsibility.

 

6.                                       Should an expansion joint occur in the
leased premises, Tenant is responsible for all construction affected by such
joint including floor, walls, and ceiling. Tenant shell maintain integrity of
all such expansion joints In a manner consistent with acceptable construction
design practices.

 

7.                                       Tenant areas will be left exposed to the
steel and metal deck structure above. Approximate height, slab to deck, is 28'.

 

8.                                       All drilling, welding, or other
attachment to the structural system must be approved by Landlord in writing
before work is begun, and must be clearly identified on Tenant’s drawings. Landlord
approval of drawings does not relieve Tenant of responsibility to make this
request in writing.

 

B.            Demising Walls and Storefronts

 

1.                                       Each Tenant must furnish and install 5/8'
fire code gypboard, taped and bedded, up to the structural deck and airtight
against the deck, on Tenant’s side of all common dividing partitions. Tenant
must seal gypboard airtight and seal in an airtight manner all structural
shapes, ducts, piping, and penetrations through the demising walls. Demising
walls shall be installed to roof deck and shall be airtight, since the space
between the deck and the finished ceiling is used as a return air plenum.
Tenant shall provide openings in demising walls above the ceiling as directed
by the Landlord for proper circulation of air. Storefront bulkhead must remain
open to permit return airflow.

 

2.                                       Vertical neutral strips separating Tenant
storefront construction are erected in front of storefront at lease line,
contiguous with dividing partitions. The storefront area left open between the
edges of the neutral strips and between the mall finished floor and the
under-side of the soffit, is for storefront work by Tenant. Tenant shall be
responsible for constructing a complete storefront or remodeling an existing
storefront in the full height of the opening and making suitable attachment or
termination of construction to the soffit and proper closure against each
neutral strip. All aluminum on Tenant storefront must be anodized with a dark
bronze finish, including exposed portions of security gates.

 

3.                                       All storefront glass must be safety plate
or tempered. Use of plate glass mirrors on storefront will be permitted only if
solidly bonded to non-combustible backing material subject to Landlords
approval. Storefront glass of any type will not be permitted to terminate
directly against flooring. A durable kickplate is required.

 

4.                                       Construction or design elements of the
storefront construction will not be allowed to project beyond Tenant’s lease
line.

 

5.                                       Tenant must furnish and install a minimum
of 3'0" x 7'0' service door connecting to service corridors. This shall be
a class ‘B” labeled door and frame, complying with uniform building code. This
door’s secondary use is that of an exit, and must be recessed the full width of
Tenant’s door, swing in the direction of travel, and be equipped with the
necessary hardware. Tenant is required to make complete installation, including
proper anchorage of frame, providing hole in sheet rock on corridor side,
necessary headers and other accessories for a proper installation.

 

Locking hardware on
exterior entrances or exits must function from the inside of Tenant’s lease
space only. such that after hours access cannot be gained to Tenant’s space
except through the common area.

 

6.                                       Tenant whose normal operations generate
moderate or high sound levels, i.e., pet shops, coin operated

 

13

 

amusement centers,
musical instrument showrooms, stereo centers, etc., are required to insulate
their demising walls against sound transmission.

 

7.                                       Key switches for motorized grilles shall
be mounted as inconspicuously as possible. Switch covers are to match adjacent
storefront material or covers. Approximate maximum height 6f switch above
finished floor shall be twelve (12) inches. All switches shall be flush mounted
and not located on front face of storefront. Manual override is required for
emergency operation.

 

C.            Interior Finishes

 

1.                                       Floors

 

a.                                       All Tenant finish floor covering
materials must be selected or adapted in thickness to correspond exactly with
the level of the finished mail floor.

 

b.                                      Tenant may elect to set its show window,
grille, or other storefront elements back from the lease line within the
premises. If such set-back storefront configuration is established, Tenant is
encouraged to install flooring material identical In color, quality, and
pattern to the adjacent mall flooring.

 

c.                                       Tenant’s drawing, submitted for Landlord’s
approval, must show the exact dimensions and locations of all floor
penetrations. Tenant will be required to complete all penetrations in such
manner that odors or liquids will not permeate the slab at these openings.
Tenant shall  provide liquid tight sleeves at all floor penetrations at Tenant’s
expense.

 

d.                                      If Tenant elects to install carpeting it
must not extend past center line of door track to lease line.

 

e.                                       All slab on grade concrete installed by
Tenant shall be 3,000 psi, reinforced with 6' x 6' wire mesh. Any cutting and
patching of the slab requires written approval by Landlord before work by
Tenant can be initiated.

 

2.             Walls

 

a.                                       Interior partitions shall be constructed
of noncombustible materials. If non-combustible wood is used, it shall bear the
U.L. approval and mill stamp indicating it is treated, must be completely
enveloped, and solidly locked with 5/8' fire core gypboard. Field applied
treatment to combustible material is not permitted.

 

b.                                      Interior metal studs should be a minimum
of 3-5/8'.

 

c.                                       Partition wall must be anchored.

 

3.            Ceiling

 

a.                                       Combustible material of any nature will not
be allowed above finished ceilings. Organic material, either treated or
non-treated will not be allowed above finished ceilings.

 

b.                                      All non-combustible ceiling material must
be equal to class ‘A’ fire rating.

 

c.                                       Ceiling not terminating tight against wall
surface must be returned to the deck above and sealed as required.

 

D.           Heating, Ventilating and Air Conditioning

 

1.                                       Design criteria of premises

 

a.                                       Heating

 

1.                                       Outside dry bulb temperature: 28 F.

 

2.                                       Inside dry bulb temperature: prevailing
minimum temperature of substantially 70 F + I in merchandising areas.

 

b.                                      Cooling

 

1.                                       Outside dry bulb temperature: 96 F.

 

2.                                       Outside wet bulb temperature: 78 F.

 

3.                                       Inside dry bulb temperature: prevailing
minimum temperature of substantially 78 F + I in merchandising areas.

 

14

 

4.                                       Inside relative humidity: 50%.

 

c.                                       Total electrical heat producing load:
Maximum ten (10) watts per square foot of gross Tenant area. Total
electrical load shall be based on the total wattage from lighting, appliances,
equipment and miscellaneous electrical items in the premises. Food service
areas maximum electrical load is 30 wafts per square foot of gross Tenant area.

 

d.                                      Number of people for internal sensible
latent heat gains: Maximum fifty (50) square foot of leased area per person.

 

e.                                       Air supply: Total cool air supply to the
Tenant’s premises is based on the total internal sensible heat load calculated
from the design criteria established in paragraphs b, c, d, and where applicable on exposed outside
wall ‘U’ value of 0.2 and a roof ceiling assembly ‘U’ value of 0.12 and a
supply air diffusion temperature difference of 18 F +/-2.

 

2.                                       Landlord System

 

a.                                       Packaged rooftop air-cooled air
conditioning units furnish 56 F +/- 2 supply air. Supply air from the units
through Landlord’s common duct system is delivered at the premises by providing
a duct connection point for Tenant’s distribution system. Air is returned to
Landlord’s air conditioning unit via ceiling plenum.

 

b.                                      Ventilation: Outside fresh air is
provided at not less than 1 0% during occupied cycle.

 

c.                                       Air supply is quantified in cubic feet
per minute or CFM’S.

 

3.                                       Tenant System

 

a.                                       Tenant shall design and install a
complete supply air distribution system. Such system shall be complete with
variable volume boxes and controls, supply and return diffusers, supply grilles
and registers, return air grilles, return air openings with fire dampers,
insulated ductwork, thermostat(s) and electric controls for temperature
control In the premises.

 

b.                                      Tenant’s air distribution system
including ductwork, variable volume air control devices, electric reheat coils,
diffusers, grilles and registers shall be designed such that the static
pressure loss in Tenant distribution system does not exceed 0.35'W..C.

 

c.                                       Variable volume boxes, supplied and
installed by Tenant, shall be equal to Titus ESC1000.

 

d.                                      Ductwork: Tenant’s ductwork shall be
designed, furnished and installed in strict accordance with the standards
described in the latest edition of the ASHRAE Guide and Data Book and in the
latest editions of the Duct Manual and Sheet Metal Construction for Ventilating and
Air Conditioning Systems, published by SMACNA and/or local codes. No fiberglass
ductwork shall be used. Maximum length of flex is 48'. Ductwork from Landlord’s
main supply duct to VAV Box shall be hard pipe only.

 

e.                                       Diffusers, registers, grilles: Shall be
of adjustable type for volume and direction control.

 

f.                                         Thermostat(s) shall be located in an
accessible location and not obstructed by any merchandising or appliances nor
shall it have light fixtures or other similar heat producing elements directed
or adjacent to it. Thermostat(s) shall act to control variable volume
box(es).

 

g.                                      Tenant shall provide 24" x 24"
access panels for service to Landlord’s and/or Tenant’s equipment and/or
facilities, and all connections to Landlord’s services and facilities above the
ceiling level within the premises.

 

h.                                      Tenant is responsible for air balance of
the HVAC system in their premises.

 

E.           Exhaust System

 

 1.             Each
Tenant will provide its own toilet duct with ceiling grille in accordance with
the requirements of all applicable codes. In no cases shall Tenant system
exhaust be less then 2 CFM per square foot of toilet room area. Landlord has
provided had provided sheet metal exhaust stacks through the roof at various
locations. Tenant shall install a toilet fan(s) within its space, sized for
code toilet exhaust quantities as a minimum. Tenant shall install one (1) back
draft damper in the discharge duct, and shall extend the discharge duct to the
nearest exhaust and shall connect thereto, providing a capped inlet for
connection of future Tenants.

 

2.                                       Exhaust systems for food services:

 

a.                                       Maximum exhaust air shall be based on
codes and special requirements. Food or other odors 

 

15

 

from kitchen, dining room
and cafeteria areas must be exhausted to atmosphere through Tenant-furnished
and installed upblast exhaust fan equal to the Penn Ventilator Co. Fume-X fan.
The manufactured fan unit shall be modified by the addition of a fabricated
venture type duct adapter to assure a minimum discharge velocity of 2000 FPM.
The exhaust fan shall be provided with a drainage area at the bottom of the
unit complete with a residue trough equipped to be cleaned periodically by
Tenant. The location of the exhaust fan shall be no less than 20'-O’ from any
air intakes so as to avoid contaminating air supplied to other Tenants.  If necessary, an additional duct extension on
the fan discharge may be required if odors become a problem within the mall.
Exhaust duet and fan location shall be submitted to Landlord for approval.

 

b.                                      Tenant shall clean its filter and duct
system on a regular program so that grease is not deposited on the roof. All
exhaust system ductwork and exhaust fans used for exhausting cooking odors and
grease-contaminated air shall be cleaned on a regular schedule by an
established contractor engaged in that type of service. This cleaning will
occur at intervals often enough to insure against grease accumulation in
exhaust system, thus eliminating the probability of fires in this system.
Tenant will provide to Landlord a copy of the service agreement between Tenant
and authorized service dealer. Any grease related damage shall be corrected at
Tenant’s expense.

 

c.                                       Tenant shall provide an electrical
interlock so that its kitchen exhaust fan shall run at all times that the
lights in the kitchen area are on.

 

d.                                      Tenant is required to run exhaust fans so
that no odors are allowed to enter the public mall or any adjacent Tenant
spaces.

 

e.                                       Makeup air for exhaust system from
kitchen, dining room, and cafeteria areas must be accomplished by
Tenant-furnished and installed makeup air systems.

 

3.                                       Exhaust system fire protection, food service:

 

a.                                       The automatic extinguishing equipment
should be installed in accordance with the National Fire Protection Association
Standards. The extinguishing system shall be Underwriters’ Laboratories, Inc.
CO2 or dry chemical pre-engineered system. Underwriter’s Laboratories approved
grease extracting hoods with water washdown cycle are suggested. However, a
properly designed conventional range hood with washable grease filters is
acceptable, provided that fire protection sprinkler heads or chemical fire
protection is provided above the filters and within the exhaust duct run
between the hood and the roof mounted exhaust fan, and is approved by Landlord’s
fire protection engineer.

 

b.                                      Automatic devices for shutting down fuel
or power supply to the appliances must be of the manual reset type and not
automatic reset. In addition, gas fire cooking comment must have a permanent
notice posted at the reset device cautioning the operator to shut off the gas
at all appliances before resetting the device.

 

c.                                       A readily accessible means to manually
actuate the fire extinguishing equipment shall be provided in a path of ingress
or egress and shall be clearly identified. This means shall be mechanical and
shall not rely on electric power for actuation.

 

d.                                      The installation of the above systems to
be made only by persons properly trained and qualified by the manufacturer of
the system being installed. Tenant shall also have an inspection agreement with
the firm whose personnel are properly trained and qualified (by the
manufacturer) to make such inspections.

 

e.                                       If dry chemical systems are used, the
exhaust fan must run during the actuation of the extinguishing system in order
to draw the dry chemical extinguishant up through the ductwork.

 

f.                                         Before the system is fabricated and
installed, the systems vendor shall submit plans and other pertinent
information on the proposed system to Landlord for review and approval.

 

F.                                      Electrical

 

1.                                       Electrical service and design

 

a.                                       Landlord will provide an electric
distribution system of 480/277 volts, three phases, 60 cycle, electrical distribution to
electrical meter rooms. Tenant will furnish all necessary labor, disconnects,
branch and main circuit breakers, panels, transformer, conduit, wire, etc., to
provide a complete approved electric distribution system within the leased
premises.

 

b.                                      Landlord has sized electrical service sufficient to accommodate an electrical installation of 10

watts per square foot for retail Tenants, 30 watts per square foot for fast
food Tenants, and 60 wafts per square foot for restaurants and cafeterias.

 

16

 

c.                                       Tenant’s electrical drawing submittal
must include a tabulation of the electrical load including quantities and sizes
Of 12MPS, appliances, signs, water heaters, equipment, etc., and a KW demand
for each installed item. A complete electrical panel schedule is required for
each installation.
Tenant plan shall provide a single line diagram showing electrical distribution
with method of grounding of Tenant’s system clearly shown.

 

2.                                       Electrical construction

 

a.                                       General material: All electrical
materials shall be new and shall be National Electrical Code Standard unless
better grade is required by local, code, and shall bear the Underwriters’
Laboratories label.

 

b.                                      Lighting fixtures shall bear Underwriters’
label and be of a type approved by City and NEC codes. Recessed fixtures
installed in furred spaces shall be connected by means of flexible conduit with
wire run to a branch circuit outlet box which is independent of the fixture.
Fluorescent ballast shall be energy efficient.

 

c.                                       The following equipment shall be
identified with engraved bakelite nameplates: distribution panels, motor
starters, lighting panels, and push button stations.

 

d.                                      Electric hot water heaters, if needed,
shall be provided by Tenant for its domestic water requirements, shall be
automatic and shall be limited to 12 gallon capacity. Special approval for
heaters of larger capacity will be required. Unit shall be U.L. approved. Heaters
will have a pressure relief piped to nearest drain in Tenant space. All water
heaters above ceiling must have overflow drain pan piped to nearest drain.

 

e.                                       All fluorescent fixtures shall, be
provided and installed by Tenant with switch legs and local switches rated 20
amps at 277 volts. All fluorescent fixtures must have internal protection
devices.

 

f.                                         Panel board furnished and installed by
Tenant for 120/208 volt lighting within the [eased premises shall be equal to
type NLAB class panels and 277/480 volt panels shall be equal to type NHB class
with single or multiple pole bolted thermal magnetic breakers.

 

g.                                      Transformer shall be furnished and
installed by Tenant, as required.

 

G.                                     Plumbing

 

1.                                       Domestic cold water will be provided by Landlord
at or near the boundary of the leased premises. The location for this point of
service shall be in Tenant’s blackout area. Tenant shall connect at this point
and extend service according to Tenant’s requirements. All runs downstream of
Landlord’s valve shall be insulated to prevent condensation.

 

2.                                       Tenant’s plumbing facilities shall be
confined to the limits of the leased premises and in the immediate vicinity of
adjacent service corridors. Plumbing installation shall be in accordance with
all applicable codes.

 

3.                                       Sanitary sewer

 

a.                                       Sanitary sewer taps to which Tenant may
connect will be provided by Landlord, under each leased premises. All Tenants
are required to provide toilet facilities within their leased premises, at
Tenant’s expense.

 

b.                                      Tenants are encouraged to locate toilets
in areas where sewer taps are provided. Tenant shall excavate for sewer taps,
complete plumbing connections, and backfill to a 90 percent density. If Tenant’s
design does not work with location established by Landlord, then Tenant shall remove
existing stab according to accepted construction practice.

 

c.                                       Common vents are provided at
strategically located points. Tenant shall connect to these vents and provide “T”
connection with plug to allow connection by other Tenants.

 

d.                                      All Tenants shall provide floor drains in
toilets, however, boutique and restaurant Tenants shall also provide floor
drains in kitchen areas. Local codes shall govern; however, a minimum of one (I) drain shall be required.

 

e.                                       All Tenants shall provide accessible clean-outs
in toilet and kitchen areas.

 

f.                                         Tenant shall provide access to all
Landlord clean-outs that may occur in Tenant’s leased premises.

 

17

 

4.                                       Grease trap

 

All food service Tenants
are required to use the Landlord’s grease distribution system. Landlord
provides the grease line tap within the Tenants premises. Connection to this
system will be at Tenant’s expense.

 

5.                                       Water consumption

 

Large water consumers
such as food preparation establishments, hair salons, and other large water
consumers in the judgment of Landlord, shall furnish and install a water meter
conforming to American Water Works Association specifications for domestic
service. If a meter is required, it shall be installed by Tenant at Tenant’s
expense in an area easily accessible to Landlord’s personnel. The meter reading
shall be used to calculate Tenant’s bill in accordance with established utility
rates.

 

H.                                    Telephone System

 

All telephone services
shall be provided by Tenant. All telephone charges shall be paid by Tenant
directly to the telephone utility company furnishing the service. Complete
conduit system, if required, shall be provided by Tenant for utility company
with pull wires installed in all conduit. Outlet boxes shall be 4" square
minimum with single device cover and telephone plate.

 

I.                                         Gas Service

 

Gas service will be
available from the local gas company at a designated area. All piping and associated work for extension of services from the
designated area to the Tenant’s leased space is by Tenant contractor at Tenant’s
expense subject to Landlord’s approval and governing code requirements.

 

J.                                        Fire Life Safety

 

1.                                       Landlord has installed within the leased
premises a fire protection system with standard head spacing in accordance with
code requirements.
Modifications made to Landlord’s system due to Tenant requirements,
requirements of
governing agencies or for any other reason shall be at Tenant’s expense. The
final system shall be engineered in accordance with the codes and standards of
all governing bodies.

 

Tenant’s contractor shall
notify Landlord’s local authority 24 hours in advance to each shut down of
sprinkler system. Tenant shall reimburse Landlord for the cost of each shut
down sprinkler system in the amount of One Hundred Fifty Dollars (S150.00) for each occurrence.

 

2.                                       Exit requirements and exit
identifications within Tenant’s premises shall be furnished and installed by
Tenant in accordance with requirements of the governing building code as it may
be revised and amended, up to the time that construction is completed by
Tenant, and approved by the local building authority. Exit lights will have auxiliary battery
power provided with individual battery units for each fixture. Exit lights must
be illuminated at all times, exit lights must also have auxiliary battery
power.

 

3.                                       Tenant shall furnish and install a
minimum of one fire extinguisher throughout Its leased premises. The
requirement is one extinguisher per 3000 square feet of space with a maximum separation of
75'- O' walking distance. Type of extinguisher shall be Class ABC, 10 lb.
dry chemical. This requirement is necessary for insurance ratings. Locations
must be approved by Landlord’s fire protection consultant.

 

K.                                    General

 

1.                                       Tenant must submit design and construction
documents in two phases. For the first phase, Tenant will submit preliminary
drawings. For the second phase, Tenant will submit Working Drawings sealed by a Registered
Architect. Three (3) sets of plans and one (1) set of sepias shall be
submitted to Landlord for approval. Work shall not commence until Landlord has
received and approved Tenants drawings.

 

2.                                       Landlord, Tenant or utility company shall
have the right, subject to Landlord’s approval, to run utility lines, pipes,
roof drainage pipes, and conduit, wire or ductwork where necessary,
above ceiling space,
column space, or other parts of the leased premises, and to maintain
same in a manner
which does not
interfere unnecessarily with Tenant’s use. It shall be Tenant’s responsibility to provide access
panels in its finish work where required by Landlord.

 

3.                                       Tenant shall prepare all its plans and perform all
its work to comply with all
governing statutes, ordinances, regulations, codes and insurance rating boards;
obtain all necessary permits and obtain Certificates of Occupancy for the work performed.
Landlord’s approval of Tenant’s plans does not relieve Tenant of its obligation
to complete the construction in accordance with the terms of the Lease
Agreement, nor does it relieve Tenant of complying with the laws, rules,
regulations, and requirement of local governing authorities. Certificates of Occupancy or
copy is mandatory and shall be filed with Landlord before Tenant opens for business.

 

18

 

4.                                       All drilling, welding, or other attachment
to the structural system must be approved by Landlord in writing before work is begun, and must be clearly identified on Tenant’s drawings.
Landlord’s approval of drawings does not relieve Tenant of the responsibility
to make the request in writing.

 

5.                                       Tenant’s contractor shall be responsible
for providing and maintaining a temporary storefront barricade made of paneling or painted sheetrock during Tenant construction. The temporary
storefront shall completely enclose Tenant storefront and is subject to
approval by Landlord. If Landlord has previously constructed a temporary barricade, then
Tenant shall reimburse Landlord for Landlord’s cost.

 

6.                                       Existing
materials, fixtures and equipment planned to be reused must be of quality level equal to new, and are
subject to Landlord’s
approval. Used materials other than that which is existing on the premises
will not be permitted. Any damaged materials must be replaced as directed by Landlord.

 

7.                                       Tenant’s contractor will be held
responsible for all clean-up in the common mall or joint use area. Tenant’s
contractor must provide a walk-off mat.

 

8.                                       All construction plans in the field must
bear the Landlord’s approval.

 

9.                                       All work performed in the leased premises is contingent upon final approval by the Landlord.

 

10.                                 Tenant shall repaint neutral piers and
soffit after completion of Tenant construction if required by Landlord.

 

11.                                 All construction work shall be done
within Tenant’s leased premises. All materials shall be stored and confined
within Tenant’s leased premises.

 

12.                                 Tenant shall comply with all current
provisions of the “Occupational Safety and Health Act” (OSHA) that may apply to
Tenant’s operations.

 

19

 

EXHIBIT “C-1”

 

PLANS FOR LANDLORD’S WORK

 

 

20

 

 

21

 

 

22

 

EXHIBIT “D”

 

MALL OF
THE AMERICAS

EXCLUSIVES and RESTRICTIONS

 

AMC Theatres:    No portion of the Restricted
Area outside Tenant’s Building shall be used (y) as a nightclub or bowling
alley or (z) for any purpose other than for the operation of establishments selling goods wares, merchandise, food, beverages,
and services to the
public at retail and for such office and storage areas as may reasonably be needed in connection with the operation of the
Shopping Center; PROVIDED, HOWEVER, the foregoing shall not be construed to
prohibit the operation
of a health club, nor the leasing of premises for office purposes, so long as
office premises located in the enclosed mall north of the “Office Line” shown on Exhibit B are not utilized by the occupant thereof during evening hours (i.e., after 6:00 pm). The covenants and agreements of Landlord set forth in this Section are
sometimes collectively herein referred to as the “Landlord’s Operating Covenant.”

 

Casa Larios:         During the term and for
so long as the Premises are operated as Casa Larios Restaurant in accordance
with the Applicable Use, Landlord agrees hereafter not to enter into any lease
for space in the Center (excluding, however, (i) other tenants in
the Center already
engaged in such use as of the date of this Agreement, (ii) any renewals,
transfers, or assignment of such leases, and (iii) any new tenants occupying
space previously occupied by tenants set forth in (i) and (ii), and further
excluding food court tenants within the Center) with any tenant whose primary
business is that of a full service sit down restaurant serving Cuban food and/or cuisine as its primary menu.
Landlord further agrees not to modify any lease in the center to permit a use
in violation of the foregoing restrictions.”

 

Citicorp Savings of Florida:              Provided
that Tenant is not in default under this Lease, Landlord agrees, during the term
of this Lease or any extensions hereof, not to enter into any leases for space in
the southern half of the Shopping Center, as now existing, as said southern
half is depicted on Exhibit “B” attached to the Lease for use as a savings and
loan institution or for banking services.

 

Citicorp Savings of Florida #2          Provided
that the demised premises are used solely for a drive-through ATM and Tenant is
not in default under this Lease, Landlord agrees that during the entire term of
this Lease (i) it shall not enter into any lease, ground lease or sale
agreement with any bank, savings and loan association or similar financial
institution for any outparcels located in the southern one-half of the Shopping
Center as now existing or hereafter altered and developed, to be used as a free standing banking or ATM facility;
and (ii) it shall not agree or permit an ATM facility to be installed in the Shopping Center
Buildings (exclusive of outparcels) by any party other than tenant.

 

CFO Mall of the Americas, Inc. d/b/a Cohen Fashion Optical: No other tenants whose primary business (gross
sales therefrom shall
constitute more than 50% of the gross sales of such tenant’s business in such
space at the Shopping Center) is the sale of prescription eyeglasses, contact
lenses and/or sunglasses. In no event shall any occupant or tenant perform eye
examinations.

 

EB Games:            So long as no Event of
Default (or event with the notice and/or lapse of time could become an Event of
Default) has occurred under this Lease. Landlord agrees that it shall not, at
any time during the Term of the Lease, enter into any lease of space in the
Shopping Center with any tenant whose primary business is the sale of hand-held
game hardware and software,
electronic board games, or video game hardware and software. The term “primary
business” as used in this Section, shall means sales aggregating at least
seventy percent (70%) of such tenant’s gross sales. Any existing leases in the Shopping Center on the Commencement Date
and any future leases to tenants leasing at least 7,500 square feet of space in
the Shopping Center, including their respective renewal options, are not
subject to the above- described exclusive right. If Landlord should at any time
breach this restriction on Tenants lease rights, Tenant shall notify Landlord
in writing within ninety (90) days after such other tenant opens for business
in the Shopping Center, and shall provide Landlord an additional ninety (90) days to cure such breach. If Landlord does not cure such breach within 90 day period, Landlord shall pay to Tenant an
amount equal to $32,480.00 as liquidated damages for such breach and Tenant
shall continue to be obligated to perform all of its obligations under this
Lease as if no such breach had occurred. Tenant shall not be entitled to, and
does hereby waive, any other rights or remedies to which Tenant may be entitled
under applicable law, in equity, or otherwise by reason of such, breach by Landlord and failure of Landlord to cure,
including, without limitation, any right to terminate this Lease. Landlord
agrees it shall not lease space to “GameStop”

 

Final Round Arcade:           Landlord
agrees at no time will Landlord lease space in the Shopping Center to a tenant
who shall be authorized by its lease to carry on, as its principal business, the operation of a video arcade. The term “primary
business” means that greater than ten percent (10%) of such other
tenant’s Net Sales
shall derive from the revenue of video arcade machines.

 

Footlocker:           So
long as F.W. Woolworth Co. leases, uses, or occupies any space in the area
described in Schedule “A” hereof as Entire Premises, the Landlord covenants
that notwithstanding the amendment, cancellation, termination, or expiration of
the herein lease: (a) no covenant or agreement not specified in Schedule “BV”
hereof made by the Landlord with any other person or corporation
restricting the use or occupancy
of all r part of said Entire Premises shall be of any force or effect against F. W. Woolworth Co., (b) no building or structure shall
be erected or maintained on any part of the Entire Premises except in the area
designated Building Area or Future Building Area on the drawing attached to
Schedule “A” hereof; (c) no building, structure, or other space in said Entire
Premises having a ground floor area in excess of 10,000 square feet shall be
leased to or used or occupied by any person or corporation unless said lease,
use or occupancy is specifically consented to in writing by the Tenant, and (d)
no other space in said Entire Premises, shall be used or occupied as, or in
connection with, a store commonly known as a variety store or junior department
store.

 

23

 

GNC:      Landlord shall not enter into any new leases
with other tenants in the Shopping (excluding kiosks and pushcarts provided
such kiosks and pushcarts are not within the “Restricted Zone” as indicated on Exhibit
A attached hereto), which contain a use clause permitting the tenant to conduct
a business for the primary purpose of the sale of health foods, vitamins,
mineral, and herbal supplements or sports nutrition supplements (the “Restricted
Business”), nor permit any tenant to conduct the Restricted Business in
violation of such tenant’s use clause. “Primary purpose” shall be defined as a
store selling the aforesaid items within an area which occupies in excess of
the lesser of: (a) ten percent (10%) of its floor
area or (b) 200 square feet of floor area.

 

Home Depot: Tenant
shall at all times have the right to assign this Lease, or to sublet all or any
portion of the Premises at its option provided
subsequent to such subletting or assignment. Tenant remains liable for the payment and
performance of all Rent and other obligations of the tenant
required hereunder. Such assignee shall agree to be bound by the terms hereof
and shall assume the obligations of Tenant hereunder
in writing. Tenant shall also have the right to mortgage, pledge or encumber
this Lease, and any entry or foreclosure and sale by the mortgagee of any such
mortgage shall be a permitted assignment. Landlord shall provide all
notices to be provided to Tenant hereunder to any such mortgagee and Landlord
shall provide such mortgagee the opportunities to cure any defaults provided in
Section 14.2 hereof.

 

Marshalls
of Miami-Flagler, FL., Inc.  d/b/a
Marshalls: Landlord will not lease,
sell, or otherwise permit any structure within the Shopping Center to be used in whole
or in part as a:

 

(a)          food supermarket
(except within the premises shown and identified on the Site Plan as “Winn
Dixie”);

 

(b)                                 restaurant
(except within (i) the areas shown and identified on the Site Plan
as “Food Court”, (ii) the accessory restaurants currently operated within the
premises shown and identified on the Site Plan as “Woolworth’s” and “Walgreen”,
(iii) those portions of the Shopping Center located outside of the “Prohibited
Restaurant Area” shown on the Site Plan and (iv) the free-standing structures
shown on the Site Plan);

 

(c)                                  bar (unless such
bar is included within permitted restaurant premises which derive at least
fifty percent (50%) of their annual gross revenues from the sale of food
for on-premises consumption);

 

(d)                                 theatre of any
kind (except within the premises shown and
identified on the Site Plan as “AMC Theatre 8-Plex”);

 

(e)                                  bowling alley
(except within the premises shown and identified on the Site Plan as (i) “Winn
Dixie”. “T.J. Maxx”. “Lurias” or (ii) the northerly forty thousand (40,000)
square feet of the premises identified as “Home Depot”);

 

(f)                                    skating rink
(except within the premises shown and identified on the Site Plan as (i) “Winn
Dixie”, “T.J. Maxx”, “Lurias” or (ii) the northerly forty thousand (40,000)
square feet of the premises identified as “Home Depot”);

 

(g)                                 amusement park;

 

(h)                                 carnival;

 

(i)                                     meeting hall;

 

(j)                                     bingo parlor
(except within the premises shown and identified on the Site Plan as “West Side
Amusement Bingo”);

 

(k)                                  “disco” or other
dance hall;

 

(I)                                    sporting event
or other sports facility;

 

(m)                               auditorium or any other like
place of public assembly.

 

Landlord agrees that in no event will Landlord lease,
sell or otherwise permit more than a total of thirty thousand (30,000) square
feet of floor area (exclusive of the areas identified on the Site Plan as “Food
Court” and the free-standing structures shown on the Site Plan) to be used for
restaurant purposes within the Shopping Center nor, further, will Landlord
lease, sell or otherwise permit any single restaurant operation within the
Shopping Center to occupy more than ten thousand (10,000) square feet of floor
area. [Article IX, §2(A)]

 

Landlord agrees during the term of this lease
that it will not lease, sell or otherwise permit any structure within the
Shopping Center to be used in whole or in part for any manufacturing operation;
as a factory; for any industrial usage; as a warehouse; any establishment
selling cars, trailers or mobile homes; for the operation of a billiard parlor,
amusement center (other than one such center consisting of no more than seven
thousand (7,000) square feet of floor area, provided the same is located
outside of the areas shown and identified on the Site Plan as the “Food Court” and
the “Prohibited Restaurant Area”), flea market, massage parlor; for a so-called
“off-track betting” operation (other than operations having no direct access to
their premises from the Mall); lottery ticket sales (unless located within
areas of the Shopping Center outside of the area identified on the Site Plan as
“Food Court” and the area identified on the Site Plan as “Prohibited Restaurant
Area”); for the sale or display of pornographic materials; or for any other
purpose which would be considered

 

24

 

to be inconsistent with
the use of the Shopping Center as a community oriented retail shopping center.
[Article IX, §2(B)]

 

Ross
Dress for Less:          Shopping Center is and will remain
retail in character, and, further, that no part of which shall be used for
office purposes (except [a] such space as is so used as of January 1, 1998, [b]
that second story space located above the Store and the adjacent T.J. Maxx
premises which is, as of the date of this Lease, occupied by Santa Cruz
Furniture, and [c] that space designated on the Site Plan as “Offices”) or
residential purposes, and no part of which within five hundred (500) feet of
the Store shall be used as a theatre; auditorium, meeting hall, or school
larger than 3,000 square feet; church or other place of public assembly; “flea
market;” gymnasium; health club
(other than north of the Center Court shown on the Site Plan); dance hall; billiard or pool hall;
massage parlor; video game arcade (other than north of the Center Court shown on the Site
Plan); bowling alley; skating rink;
car wash; facility for the sale, leasing or repair of motor vehicles; night club; adult
video store (which are defined as stores at least ten percent (10%) of the inventory of which is not available for sale or
rental to children under 15 years old because such inventory explicitly deals
with or depicts human sexuality). Except for restaurant space existing as of January
1, 1998 and that
space which is used as a Blockbuster Music store as of January 1, 1998, no
additional restaurant space shall be permitted in the Shopping Center within five
hundred (500) feet of the Store. Notwithstanding anything contained herein to
the contrary, Landlord may (a) lease premises within the Shopping Center for
the operations of storefront type financial, banking, insurance,
real estate and brokerage offices, and (provided the same are at least two hundred fifty (250)
feet from the Store) dental and medical offices; and (b) permit the
leasing or repair of motor vehicles if such activity is associated with the operation of a business engaged primarily in the
sale of automotive parts and/or tires and is located at least four (400) feet
from the Store. [§ 3.1]

 

Pizza
USA:           During the term of this Lease, Landlord agrees
hereafter not to enter into any lease for in-line (that is, space with an entrance
directly into the enclosed Mall) space in the Shopping Center owned by Landlord
with any tenant whose permitted use includes the right to sell at retail cooked and prepared ready to eat
hot pizza only; subject however to the following terms and conditions including those relating to restaurants.
Nothing contained in this Rider shall limit, impair or otherwise affect (i) Landlord’s
leases, tenants or the uses by such tenants under such leases existing on the
date of this Lease,
and extensions thereof or (ii) the space reserved for “majors” (i.e. spaces
containing 20,000 sq. ft. of gross leasable area or more), (iii) any space in
or upon so-called “outparcels” of the Shopping Center (that is, spaces
which do not have entrances
leading directly into the enclosed Mall, including parcels surrounded by or abutting
portions of the common areas which are exterior to the enclosed Mall), or (iv) Landlord’s leases, tenants
or their uses respecting the operation of a full service (eat in and take out)
restaurant, including an Italian restaurant, unless such restaurant’s “primary business” (hereafter
defined) is comprised
entirely of the sale of cooked and prepared ready to eat hot pizza (for
purposes of this sentence, “primary business” shall refer to such a restaurant
where more than fifteen (15%) of its gross sales are derived from the sale at
retail of such cooked and prepared ready to eat hot pizza).

 

Subway:  Landlord agrees it shall not enter into a lease for space in
the building of which the demised premises forms a part with any other tenant whose primary
business (i.e. occupying more than fifty percent (50%) of its gross leasable
area and constituting more than fifty percent (50%) of its annual gross sales)
is the sale of submarine and/or hoagie sandwiches.

 

Technical
Career Institute:              Accredited post
secondary educational services. If Landlord leases to an accredited post
secondary school or allows “New Horizons” to become an accredited post
secondary school, Tenant
may terminate the Lease after the twenty-fourth (24th)
month of the Lease term.

 

25

 

EXHIBIT “E”

 

PARKING PLAN OF ADDITIONAL PARKING SPACES

 

 

26

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