SETTLEMENT LEASE AGREEMENT THIS SETTLEMENT LEASE AGREEMENT is

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					                      SETTLEMENT LEASE AGREEMENT
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THIS SETTLEMENT LEASE AGREEMENT is dated as of the /Y1day            of
August, 2005, by and between THE CITY OF PHILADELPHIA, Pennsylvania    a
municipal corporation acting by and through its DEPARTMENT OF COMMERCE,
DIVISION OF AVIATION ("Landlord"), and DeSimone, Inc., a Pennsylvania
corporation ("Tenant").

                                  BACKGROUND:

        WHEREAS, Landlord owns and operates Northeast Philadelphia Airport, located
in Philadelphia County, Pennsylvania ("Airport"), which includes the Premises described
herein; and

        WHEREAS, Landlord owns all that certain property located at the southeast
corner of Red Lion Road and Roosevelt Boulevard in the City of Philadelphia,
Pennsylvania, consisting of approximately 3.5154 acres and the improvements situated
thereon, as more particularly described on Exhibit A attached hereto and made a part
hereof (hereafter defined as the "Demised Premises"); and

       WHEREAS, as owner of the Demised Premises Landlord is concerned with
maintaining the aesthetic character and integrity of the Premises, particularly the
landscaped frontage of the property which is situated on Roosevelt Boulevard; and

      WHEREAS, the Demised Premises were originally let, to the Philadelphia
Authority for Industrial Development (hereafter "PAID") on February 27, 1981 for
commercial development; and

       WHEREAS, on the same date February 27, 1981 PAID subleased the Demised
Premises to Howard Johnson corporation and gave Howard Johnson's the right to further
assign a portion of the Demised Premises to the Friendly's Ice Cream Corporation, in
accordance with Exhibit A (hereafter referred to as "PAID Sublease");

        WHEREAS, on September 9, 1981 Howard Johnson's further sublet a 1.8 acre
portion of the Demised Premises to Friendly's Ice Cream Corporation, as more
particularly described on Exhibit "A" and hereafter referred to as the "Friendly's
Subparcel"; and

        WHEREAS, on November 13, 1985 Howard Johnson assigned all its right and
interest in the entire Demised Premises under the PAID Sublease to its wholly owned
subsidiary the Ground Round, Inc. (hereafter referred to as the "Ground Round
Assignment and Assumption Agreement"); and

       WHEREAS, on October 9, 1996 the Ground Round assigned all of its interests in
the entire Demised Premises under the Ground Round Assignment and Assumption
Agreement to Lone Star, Inc. (hereafter referred to as the Lone Star Assignment and
Assumption Agreement); and began operating a restaurant on the remaining 1.75 acres of
the Demised Premises, as more particularly described on Exhibit "A" and described
thereon as the "Lone Star Subparcel" (hereafter referred to as the "Car Dealership
Subparcel"); and

       WHEREAS, Tenant, a Pennsylvania corporation, is the current occupant of the
Demised Premises and assignee of Lone Star, Inc., pursuant to a court approved
settlement on August 5, 2003 in DeSimone, Inc., et. al. vs. City of Philadelphia and the
Philadelphia Authority for Industrial Development C.C.P. Phila. County, November
Term, 2001 No. 0207 (hereafter referred to as the "Settlement"); and

       WHEREAS, PAID no longer has any interest in the Demised Premises; and

       WHEREAS, Tenant seeks a new lease from the Land.lord, for the entire Demised
Premises to replace the existing Sublease for the Demised Premises, which will allow the
continued operation of a Friendly's Restaurant on the Friendly's Subparcel and the
operation of a new and used Motor Vehicle Dealership on Car Dealership Subparcel in
accordance with the terms of this Lease and the Settlement; and

       WHEREAS, the parties agree that the existing Sublease shall be terminated upon
the execution of a Letter of Termination by the City and DeSimone.

       WHEREAS, the Landlord is willing to grant said Settlement Lease upon the
promises set forth in this Settlement Lease Agreement (hereafter referred to as
"Settlement Lease" or "Lease").

        NOW, THEREFORE, for good and valuable consideration, receipt of which is
hereby acknowledged, and intending to be legally bound hereby, the parties hereto agree
as follows:

       1.     The above Background is incorporated herein as a material part of this
Settlement Lease.

       2.    DEFINITIONS. The following terms are defined in the paragraphs of
this Agreement as follows:

              Term                                               Paragraph

              ADA                                                8a.
              Accelerated Rent                                   14b.(i)C.
              Additional Rent                                    6c.
              Adjustment Month                                   4b(iii).
              Airport                                            1 (Background)
              Airport Modifications                              4c(i).
              AS IS Condition                                    3c.
              Base Rent                                          5a
Base Index                     4b(iii).
Best Key's Rating Guide        12a.
Bond                           7.
Car Dealership Subparcel       1. (Background)
Commencement Date              4a.
DOT                            24b.(i)
Default Rate                   5b.
Demised Premises               3a.
Environmental Statutes         2 1A(ii)
Estoppel Certificate           18
Friendly's Subparcel           1 (Background)
Hazardous Substance            2 1A(i)
Improvements                   3g-
Improvement Completion Date    19a
Landlord's Risk Manager        12c.(i)
Land                           3a.
Land Use Controls              3f.
Lost Profit Sum                 14b.(i)A.
Lease Year                     4a.
MacBride Principles            32a.
Monetary Default                14a.(iii)
Motor Vehicle Dealership        3f
Permits                         19a.(iii)
Permitted Use                   3f.
Person                          33g.
Plans and Specifications        19a.(i)
Price Index                     4b.(iii)
Prime Rate                      14b.(i)A.
Release                         3d
Rent
        Base Rent              5a.
        Vehicular Rent         5a.
        Additional Rent        6c.
 Restricted Activities         21B(i)
 Restricted Conditions         4c(ii).
 Secured Party                 15a.
 Security Deposit              7
 Signs                         22
 Taxes                         6a.
 Tenant's Removable Property   19b.
 Term                          4
 Termination Date              4c.(ii)
 Termination Sum               4c(iii)A.
 Unamortized Costs             4c(iii)B.
 WHERE IS Condition            3c.
               DEMISE OF PREMISES.

                a.     Definition of Demised Premises. Landlord, subject to the terms
and conditions hereof, hereby leases to Tenant and Tenant hereby leases from Landlord
the Land together with the buildings and Improvements situated thereon as more fully
described on Exhibit A attached hereto and made a part hereof, being referred to
collectively as the "Demised Premises" or "Premises".

                b.      Title to the Land shall at all times during the Term of this Lease
and thereafter be and remain in Landlord. Until the expiration or sooner termination of
this Lease, title to the Improvements constructed or installed at the Demised Premises
shall remain in Tenant. Upon expiration or sooner termination of this Lease, title to all
Improvements constructed or installed at the Demised Premises shall automatically
transfer to Landlord. Title to personal property and trade fixtures on the Demised
Premises shall at all times during the Term of this Lease remain in Tenant.

                c.      "AS IS" Condition. Tenant represents and warrants to Landlord
that Tenant is familiar with the Demised Premises and that Tenant has been in possession
of the Demised Premises since August 5, 2003, and the Demised Premises are leased to
Tenant in an "AS IS" and "WHERE IS" condition, including all defects latent and patent,
and without any representation or warranty, express or implied, including without
limitation any warranty of fitness for purpose. Landlord warrants, without investigation,
that it does not know of any violations of federal, state or local environmental laws, rules
or regulations concerning the Land except as set forth in this Agreement; and Landlord
has provided Tenant with an opportunity to perform an environmental assessment of the
Premises, which Tenant performed in March, 2004 through its agent D.C.R.
Environmental Services, Inc. to determine whether there are any environmental
conditions existing on, in, under or about the Demised Premises. Landlord makes no
representation as to the condition of the Demised Premises.

               d.      RELEASE. In accordance with Paragraph 3c above, and by way
of hrther explanation, as the current occupant and assignee, Tenant assumes all risks of
loss, damage or injury, including death, that may be sustained by the Tenant, or Tenant's
invitees, agents, contractors, subcontractors, employees, officers, directors, shareholders
and partners, and any person claiming under or through any of them while in, on, or
about the Demised Premises for any condition at the Premises, which predates the
execution of this Agreement. Tenant does hereby remise, quitclaim, release and forever
discharge, and by these presents does for Tenant and Tenant's heirs, successors, personal
representatives, executors and assigns, and Tenant's invitees, agents, employees,
contractors, subcontractors, officers, directors, shareholders and partners, and any person
claiming under or through any of them, hereby remise, quitclaim, release and forever
discharge the City, its successors, assigns, agents, employees, officers, boards and
commissions (acting officially or otherwise), from any and all, and all manner of, actions
and causes of action, suits, claims and demands whatsoever in law or in equity which
Tenant or any of them may have against the City, its successors, assigns, agents,
employees, officers, boards or commissions, relating in any way whatsoever to any
condition on, in, under or about the Premises, which predates the execution of this
Agreement.

                e.      Landlord makes no representation, express or implied, that Tenant
shall be able to obtain the necessary permits, authorizations, waivers and approvals
necessary to construct on the Land any building or improvement or to operate a new and
used Motor Vehicle Dealership at the Premises. The Demised Premises are subject to all
present restrictions, rights of way, covenants, zoning and building laws, ordinances and
codes governing and affecting the Demised Premises, and all matters that may be
disclosed by inspection or survey.

               f.      Permitted UseILand Use Controls. In accordance with the
provisions of this Settlement Lease and including Exhibit B attached hereto and made a
part hereof (the "Permitted UseILand Use Controls"), and the sublease between
Friendly's Restaurant and DeSimone (the "Friendly's Sublease7')which is attached hereto
as Exhibit C, the Demised Premises shall, upon execution hereof, be used for the
operation of a Friendly's Restaurant on the Friendly's Subparcel, and the operation by
Tenant of a new and used Motor Vehicle Dealership, which shall not include the sale of
heavy trucks. Thereafter, the Demised Premises may be used for any other legal use
permitted under the provisions of this Lease, including but not limited to the Land Use
Controls and Exhibit "E" attached hereto, so long as the use has no material adverse
impact on the Airport's operations or use of its facilities and there is evidence of
community support for said use. Any uses which do not comply with this paragraph shall
require Landlord's prior written consent, which consent shall be in the sole discretion of
Landlord. A change in use by Tenant or violation of the Land Use Controls shall
constitute an event of default under the terms and conditions of this Settlement Lease,
and in addition to all other remedies under this Lease, at law and in equity, Tenant shall
be required to immediately cease and desist all operations and immediately surrender
possession of the Premises to Landlord. In addition to the requirements of this
Settlement Lease, i'ncluding Exhibit B, Tenant's operation of the Motor Vehicle
Dealership shall comply with the following limitations:

                         (1)   Operations: Tenant's operations at the Demised Premises
shall end by 10:OO PM and shall not include any vehicle repair work, or vehicle servicing,
installation of new motor vehicle optional equipment, but Tenant shall be permitted to
accept vehicles for servicing at another location owned or operated by Tenant or its
affiliate. All preparation operations for the sale of motor vehicles at the Premises shall be
limited to vehicle washing and detailing, and installing license plates and performing
jump starts. There shall be no installation at the Demised Premises of gasoline pumps,
storage tanks, oil lines or any other fixtures, equipment or systems that are used or could
be used for vehicle repair work or servicing. Vehicles whose bodies are in need of
material repair that are delivered to the Demised Premises shall be stored in the rear of
the Demised Premises and removed from the Demised Premises within three (3) business
days.
                       (2)     Deliveries and Display of Inventory.

                               (a)    Deliveries: Deliveries to the Demised Premises
shall be limited to the second driveway on Red Lion Road, which is farthest from the
intersection of Roosevelt Boulevard and Red Lion Road. There shall be no deliveries on
Roosevelt Boulevard or at the first driveway, which is closest to the intersection of
Roosevelt Boulevard and Red Lion Road. The first driveway shall be for customer drop-
off and employee access only. Tenant shall not construct any other driveways or means
of ingress or egress to the Premises from the public road. No deliveries shall be made to
the Demised Premises by vehicles with trailers that are larger than thirty-eight (38) feet in
length.

                                (b)     Display of Vehicles: In accordance with the Plans
and Specifications attached hereto as Exhibit "Dm,Tenant shall only display vehicles (for
sale, or as inventory, or for any other purpose permitted under this Lease) (i) at the rear of
the Premises; and (ii) on the Red Lion Road side of the Premises; and (iii) on eight (8)
vehicle display pads in Exhibit "D" and (iii) in accordance with the Occupancy Permit
issued for the building situated on the Car Dealership Subparcel.

                        (3)    .
                               -          In addition to the parking requirements set forth
in the Land Use Controls attached hereto as Exhibit B, parking for Tenant's patrons shall
be limited to the rear and side of the Premises, as set forth on the Plans and Specifications
attached to this Lease as Exhibit "D". There shall be no parking on the Roosevelt
Boulevard side of the Premises.

              g.      For the purposes of this Agreement, the term Improvements shall
mean all construction, renovations, additions, modifications, or other changes to the
Demised Premises, including the location or addition of vehicle display pads on or to any
portion of the premises, and as more fully described on Exhibit D, as approved by
Landlord, and attached hereto.

       4.      TERM.

                a.     Tenant shall use and occupy the Demised Premises for the "Term".
For purposes of this Settlement Lease, the "Term" shall consist of nineteen (19) Lease
Years from the date this Agreement is executed (the "Commencement Date") through
October 31, 2024, unless terminated earlier in accordance with the provisions of this
Settlement Lease. For the purposes of this Settlement Lease, each Lease Year shall
consist of twelve months and shall begin on November 1'' and end on October 31'' ,
except the first Lease Year which shall consist of approximately three (3) months.

                b.    Renewal. The Term of this Lease may be renewed, at Tenant's
option, for two (2) additional periods (each, a "Renewal Term"), which shall have the
following duration: (i) the first Renewal Term shall be five (5) years; and (ii) the second
Renewal Term shall be four (4) years. Except that, this paragraph shall not take effect
unless at least one year prior to the expiration of the then current term, Tenant notifies
Landlord in writing of its desire to renew the Lease, and provided that at the time Tenant
exercises its option, there shall exist no event of default by Tenant which shall remain
uncured beyond the applicable period of grace. During any Renewal Term which
becomes effective under this Paragraph, Tenant shall be obligated to pay Rent as
hereinafter defined. Tenant shall pay the greater of either:

                     (i) an increase in the amount of Base Rent paid during the last year
of the preceding Term which has been adjusted by the Consumer Price Index ("CPI
Adjustment") as defined herein; or

                      (ii) the Fair Market Rental for the Premises as hereinafter defined.
In no event shall any provision of this Paragraph be interpreted to permit Tenant to pay
less than the Base Rent paid for the Premises the previous year.

                        (iii) CPI Adiustment. In the event the United States Department
of Labor, Bureau of Labor Statistics, Consumer Price Index, All Urban Consumers,
Philadelphia - Wilmington - Trenton, All Items (1982-84=100) (hereinafter called the
"Price Index") or a successor or substitute index appropriately adjusted, reflects an
increase in the cost of living in the last available calendar month as of one year prior to
the end of the current term (the "Adjustment Month") over and above such cost of living
as reflected by the Price Index as it existed for the same month exactly one (1) year
earlier (hereinafter called the "Base Index"), then Base Rent for the Renewal Term shall
be increased to the amount determined by multiplying the Base Rent payable during the
current Lease Term by a fraction, the numerator of which shall be the Price Index for the
Adjustment Month and the denominator of which shall be the Base Index. To illustrate,
if the Base Index were 150.00 and the Price Index for the Adjustment Month were
165.00, the Base Rent payable during the Renewal Term would be the Base Rent during
the current Lease Term multiplied by 165.00/150.00.

                       (iv) Fair Market Rental. Within 30 days following the exercise of
Tenant's renewal option, Landlord shall engage an independent Pennsylvania licensed
general real estate appraiser, at Landlord's expense, to determine the Fair Market Rental
of the Demised Premises and submit same to Tenant. In the event Tenant disagrees with
Landlord's appraiser's determination of Fair Market Rental, the parties shall negotiate in
good faith to determine the Fair Market Rental, and if they are unable to agree on a
determination of Fair Market Rental within 30 days thereafter, Tenant may, but only
within forty five (45) days after receipt of Landlord's determination, require by written
notice to Landlord that the determination of the Fair Market Rental be made by a panel of
three (3) independent Pennsylvania licensed general real estate appraisers. One of the
three (3) appraisers shall be the initial appraiser selected by Landlord, the second
appraiser to be selected by Tenant, and the third appraiser to be selected by joint
agreement of the two appointed appraisers (the "panel of appraisers"), which selection of
appraisers shall be completed within thirty (30) days after Tenant's notice requiring
determination by appraisal. Within thirty (30) days after the selection of the panel of
appraisers, such panel shall, by majority decision, determine the Fair Market Rental. For
purposes of this section, Fair Market Rental shall be the fair market rent of the Demised
Premises for the applicable renewal period based on the value of the unimproved Land
only. Any decision of the panel of appraisers shall be binding upon Landlord and Tenant.
If a determination cannot be made by majority decision, the Fair Market Rental shall be
deemed to be the average of the determinations of the panel of appraisers. Landlord and
Tenant shall separately pay any fees and expenses of any separate counsel and witnesses
selected by them, and shall divide equally the fees and expenses charged by the panel of
appraisers

                c.      Landlord's Right to Terminate. In addition to any other
remedies Landlord may have under this Settlement Lease, at law or in equity, Landlord
shall have the right to terminate this Settlement Lease, as follows:

                      (i)     Airport Modifications. As required by federal, state or
local authorities, Landlord shall have the right to terminate this Settlement Lease for
Airport Modifications. For purposes of this Settlement Lease, the term "Airport
Modifications" shall mean any modification, revision, supplement, amendment,
annexation, deletion or other change to the Airport which requires modification, revision,
supplement, annexation, deletion or other change to the Demised Premises as may be
required or requested by the Department of Homeland Security ("DHS"), the Federal
Aviation Administration ("FAA"), the Transportation Security Administration ("TSA"),
the Pennsylvania Department of Transportation ("PennDOT"), the Environmental
Protection Agency or any other federal or state agency; or as requested or required by a
local regulatory agency having jurisdiction, including Landlord, for a bona fide aviation
related use.


                        (ii)    Restricted Conditions. As used herein the term
"Restricted Condition" means a good faith commercial determination by Landlord (in its
capacity as the City of Philadelphia, Department of Aviation) that, as a result of laws,
codes rules and regulations first coming into effect after the date hereof, the permitted use
and operation of the Demised Premises by Tenant is such as to cause a bona fide material
impediment to the ongoing operations of the adjoining Northeast Philadelphia Airport. In
the event of a Restricted Condition, Landlord shall so advise Tenant and thereupon
Landlord and Tenant will confer in good faith on possible methods (if any) of eliminating
the impediment to the mutual satisfaction of Landlord and Tenant. If no such methods
are possible or agreed upon within 30 days following Landlord's notification to Tenant of
the Restricted Condition, Landlord shall have the right to terminate this Settlement Lease
by sending a further written notice to Tenant, specifying a date of termination which shall
be not less than one hundred eighty (180) days from the date of the written notice (the
"Termination Date"); provided that Tenant shall have the right to accelerate the
Termination Date to an earlier date, at Tenant's convenience, and provided further that if
Tenant reasonably requires additional time for finding alternative suitable space, Tenant
may extend the Termination Date for up to ninety (90) additional days (and during such
extended period Tenant shall use its best commercial efforts to minimize any impediment
to airport operations resulting from the Restricted Condition), except that the time periods
set forth in this Paragraph shall not apply if a shorter Termination period is required by
law.

                       (iii) If this Settlement Lease is terminated as a result of a
Restricted Condition, Termination shall not affect any obligations or liabilities of either
party accruing prior to the Termination Date.

                                A.      There shall be no liability, cost or penalty to
Landlord for termination of this Settlement Lease in accordance with this Paragraph 4c,
except that upon Tenant's compliance with the terms and conditions set forth in this
Paragraph, Landlord shall pay to Tenant the "Termination Sum" set forth herein.
Landlord shall have no obligation to pay the Termination Sum, unless Tenant shall file a
certified statement of its capital costs with Landlord in accordance with the requirements
of this Lease. The Termination Sum shall be calculated as follows:

                              (1) If the Landlord terminates this Lease during the initial
Term or for a Restricted Condition, the Termination Sum shall be equal to the sum of (a)
the fair market value of Tenant's leasehold interest in the Demised Premises and its
interest in all betterments, improvements, fixtures and equipment installed therein or
thereon, but in no event less than Tenant's "Unamortized Costs"; plus (b) Tenant's
reasonable moving and relocation expenses to an alternate facility in Philadelphia
County.

                              (2) If the Landlord terminates this Lease for an Airport
Modification or after the initial Term, the Termination Sum shall be equal to Tenant's
"Unamortized Costs."

                               B.      The term "Unamortized Costs" shall mean the
aggregate of Tenant's unamortized cost of all approved, nonremovable improvements on
or to the Demised Premises, including betterments, improvements, fixtures and
equipment (but not removable personal property), to the extent remaining unamortized
(on a straight-line basis) over the period utilized for depreciation for federal income tax
purposes.

                       (iv) Tenant shall furnish to Landlord, within 60 days after its
receipt of a notice of termination on account of a Restricted Condition, a certified
statement of the Termination Sum as defined above, which shall be subject to Landlord's
approval not to be unreasonably withheld.

                       (v)      Landlord may submit a dispute regarding the fair market
value of Tenant's interests in this Lease and improvements to a panel of 3 appraisers in
accordance with the requirements set forth in subparagraph b(iv) above. Tenant shall in
any event furnish to Landlord all appropriate records and evidence as may be reasonably
necessary to support Tenant's statements of construction costs as well as Tenant's
moving and relocation costs.
                     (vi). The Termination Sum shall be paid within forty-five (45)
days after a final determination by Landlord of the various sums comprising the
Termination Sum. As of the Termination Date, all Rent shall be adjusted between
Landlord and Tenant, without prejudice to the rights of the parties regarding the payment
of the Termination Sum.

                        (vii). All responsibilities and obligations which accrue prior to
the Termination Date shall survive Termination and shall continue in full force and
effect. In addition to all other rights and remedies Landlord has under this Lease, at law
or in equity, Landlord shall have the right of set-off against any Termination Sum
payable to Tenant for any unpaid responsibilities or obligations owed by Tenant.

                       (viii) No other liability, cost or penalty shall be paid by Landlord
for termination under this Paragraph 4c.

                         (ix)     Termination of this Settlement Lease shall not affect any
obligations or liabilities of either party accruing prior to the Termination Date.

               BASE RENT.

                a.     Tenant shall be required to pay as Base Rent per year in equal
monthly installments ONE HUNDRED FIFTY-FIVE THOUSAND DOLLARS
($1 55,00.00) for each Lease Year ($12,917.00 per month) (hereinafter called the "Base
Rent") plus ONE HUNDRED TWENTY-FIVE DOLLARS ($125.00) per motor vehicle
for every motor vehicle sold that exceeds a minimum of one hundred fifty (150) motor
vehicle sales per month ("Vehicular Rent"). For the purposes of this Settlement Lease,
all Base Rent plus all Vehicular Rent, and Additional Rent (as defined in Section 6), are
hereafter referred to collectively as "Rent", unless otherwise stated. Rent will be due, in
advance, on the first day of each calendar month, without notice, demand, set-off or
counterclaim. Tenant shall pay said Rent to Landlord, payable to "City of Philadelphia"
at the office of Landlord at the address stated in Section 30, Attention: Accounting
Supervisor, or to such other party or to such other address as Landlord may designate
from time to time by written notice to Tenant. Nothing contained herein shall affect
Tenant's responsibilities to pay Additional Rent under Paragraph 6c.

               b.      If Landlord shall at any time or times accept said Rent after it shall
become due and payable, such acceptance shall not excuse delay upon subsequent
occasions, or constitute, or be construed as a waiver of any or all of Landlord's rights
hereunder. Tenant shall pay interest at the default rate (the "Default Rate") of five
percent (5%) plus the Prime Rate (as defined in Paragraph 14b.) on all payments of Rent
which are delinquent for more than ten (10) days, or such other maximum allowable
interest rate should the Default Rate violate any applicable laws or regulations.
Landlord's failure to impose such an interest charge in any particular case shall not be
deemed a waiver of Landlord's right to do so in any future case.

               c.      Tenant's Books:
                       (i)     Separate Books and Records: Tenant shall keep and
maintain separate books of account and records with respect to the sale of motor vehicles
made on the Demised Premises. All books and records maintained pursuant to this
Paragraph shall be kept separate and apart from all books and records for Tenant's other
businesses which are not operated on the Demised Premises, including but not limited to
Tenant's motor vehicle dealership on Frankford Avenue in Philadelphia, Pennsylvania.
Said records must be sufficient for an auditor to render an opinion on the number of
vehicle sales per month and may be stored in an electronic format, as long as a complete,
accurate and unaltered reproduction of each original record is preserved. The Tenant's
failure to comply with this Paragraph shall be a material breach of this Settlement Lease.

                       (ii)   Retention Period & Audits/Inspections: Tenant shall
keep and make available to Landlord, or its duly authorized representative, true and
accurate records and accounts, which shall show all sales made and from the businesses
operated on the Demised Premises. Tenant shall keep and retain all books and records for
each Lease Year, for the entire Term and a period of three years after the expiration or
earlier termination of this Settlement Lease (hereafter referred to as the "Retention
Period"). During the Term, Landlord or its duly authorized representative shall have the
right to inspect and audit said books and records at any time during Tenant's normal
hours of operation, or upon ten (10) days notice during the Retention Period.

        d.      Prepayment of Annual Base Rental. Notwithstanding anything in this
Settlement Lease to the contrary, Tenant shall have the right, at least fifteen (15) days
prior to the beginning of any Lease Year, to prepay the entirety of the Base Rent due for
the following Lease Year. Upon receipt by Landlord of the full amount of such annual
Base Rent, Tenant shall not be obligated to maintain a bond or other form of security as
set forth in Section 7 hereunder for that specific Lease Year. No later than fifteen (15)
days prior to the conclusion of that Lease Year, however, Tenant must either deposit the
full amount of the annual Base Rent due for the following Lease Year, or deliver a Bond
or other form of security according to Section 7, which shall reestablish and constitute the
Security Deposit. Nothing contained in this Paragraph shall preclude Tenant from paying
any Additional Rent, Taxes or other charges, which are due under this Settlement Lease.

       6.      TAXES AND ADDITIONAL RENT.

                  a.    Definition of Taxes. As used herein, the term "Taxes" shall mean
and include all real estate taxes and assessments, general or special, ordinary or
extraordinary, foreseen or unforeseen, imposed upon the Land, and any existing or future
improvements of whatever kind thereto or thereon, any income received by Tenant from
its activities at the Demised Premises, or upon the privileges of Tenant to occupy space at
the Demised Premises. Taxes shall include, without limitation, any assessment imposed
by any public or private entity by reason of any building being located in a special
services district or similar designation. Included under the term "Taxes" shall also be any
transfer taxes due in connection with this Settlement Lease, City of Philadelphia Business
Privilege Tax (if any are due and payable), Net Profits Tax (if any are due and payable),
School District Realty Use & Occupancy Tax (if any are due and payable) and other
similar taxes and charges. If, due to a future change in the method of taxation, any other
tax, however designated, [is imposed in substitution for Taxes or any part thereof], or if
any rental tax is imposed, then [rental or] such other taxes shall be included in the word
"Taxes".

                b.     Payment of Taxes. During the Term of this Settlement Lease,
Tenant shall pay or cause to be paid, prior to the date such installment is due, any and all
Taxes assessed or imposed upon the Demised Premises and against the Land,
Improvements and the building or any portion thereof. Tenant shall provide Landlord
with evidence reasonably acceptable to Landlord that each such installment has been paid
prior to the date each such installment is due. Tenant shall have the right to contest the
validity or amount of any Taxes resulting from a reassessment of the Demised Premises.
For the purpose of enabling timely contest by Tenant of any taxes payable by Tenant
hereunder, Landlord agrees upon receipt of any reassessment of the Demised Premises or
the buildings, improvements or other property thereon to forward such notice in sufficient
time for Tenant to exercise its option to contest the reassessment.

                c.      Other Char~es   Due as Rent. Tenant shall pay as additional rent
any and all sums of money or charges (other than Base Rent) required to be paid by
Tenant under this Settlement Lease, whether or not the same are designated "Additional
Rent". Tenant shall also pay as Additional Rent any and all sums which may become due
by reason of the failure of Tenant to comply with each and every covenant, term or
condition of this Settlement Lease, and any and all damages, costs and expenses which
Landlord may suffer or incur by reason of any default by Tenant or failure on Tenant's
part to comply with the terms, covenants and conditions of this Settlement Lease and
with any obligation under the law. If such amounts or charges are not paid when due,
they shall, nevertheless, be collectible as Additional Rent with any installment of rent
thereafter falling due.    Any Rent due for periods of less than one (1) month shall be
prorated on a daily basis based on a calendar year of three-hundred-sixty (360) days.

         7.      SECURITY DEPOSIT. As additional security for the full and prompt
performance by Tenant of the terms and covenants of this Settlement Lease, Tenant shall
deposit with Landlord, and at all times shall maintain, a surety bond or letter of credit,
which may be changed from time to time at the sole discretion of Tenant, in the aggregate
amount required by Landlord as set forth below. Within ten (10) days of the execution of
this Settlement Lease by all parties, Tenant shall provide Landlord with a surety bond or
letter of credit in the amount of FORTY THOUSAND DOLLARS ($40,000.00) (the
"Bond or Letter of Credit"). The Bond or Letter of Credit shall be written by a company
or bank reasonably approved by Landlord and qualified to do business in the
Commonwealth of Pennsylvania, and shall be subject to Landlord's reasonable approval.
The Bond or Letter of Credit shall constitute a security deposit for all of Tenant's
obligations under this Lease (the "Security Deposit"). This Security Deposit shall not be
deemed to constitute Rent for any month. If Tenant defaults with respect to any
provision of this Lease including, but not limited to the provisions relating to the payment
of Rent, Landlord may (but shall not be required to) apply all or any part of the Security
Deposit for the payment of any Rent or any other sum in default, or for the payment of
any amount which Landlord may spend or become obligated to spend by reason of
Tenant's default, or to compensate Landlord for any other loss or damage which
Landlord may suffer by reason of Tenant's default. If any portion of the Security Deposit
is so applied, Tenant, within five (5) days after written demand therefor, shall reinstate
the Security Deposit in the amount required by Landlord, and Tenant's failure to do so
shall be a material breach of this Lease.

               CARE OF DEMISED PREMISES. Tenant agrees that it shall:

                a.      Comply, at its own cost and expense, with any and all applicable
governmental laws, codes, ordinances, rules and regulations of Boards of Fire
Underwriters, Ratings Boards or the like (or successor agencies), including without
limitation all rules, regulations, ordinances and procedures issued from time to time by
the Philadelphia Division of Aviation and any other authorities having jurisdiction over
any phase of operation in and about the Airport, and further including the Americans with
Disabilities Act of 1990, as amended or hereinafter amended (the "ADA").

               b.      Give Landlord access to the Demised Premises at all reasonable
times, without charge or deduction of Rent, to enable Landlord to examine the same and
to make such repairs, additions and alterations as Landlord may deem advisable provided,
however that in non-emergency situations the Landlord will give Tenant notice of its
intent to make such repairs, additions and alterations and Tenant shall have ten (10) days
from such notice to commence such work and diligently prosecute to completion.
Nothing contained in this paragraph shall waive Tenant's obligation to complete full
repairs and maintenance on all improvements, and facilities at the Demised Premises in
accordance with the requirements of this Lease and applicable law.

                c.      Keep the Demised Premises in good order and condition and
commit no waste on the Demised Premises. Tenant shall assume full repair and
maintenance responsibilities for all improvements and facilities and shall maintain the
 same in good order and condition, reasonable wear and tear excepted. Maintenance shall
include, but not be limited to, landscaping, lawn care, fencing, snow and ice removal, all
janitorial services, the repair andlor replacement of damage caused by its employees,
patrons or its operation thereon; repair of all equipment, drainage installation, paving,
curbs, islands, buildings and improvements; and repainting buildings as necessary.

              d.      Provide a complete and proper arrangement for the frequent and
adequate sanitary handling and disposal, away from the Demised Premises, of all trash,
garbage and other refuse caused as a result of the operation of its business. Tenant shall
provide and use compactor type metal receptacles or other Landlord-approved alternate
equipment for all such garbage, trash and other refuse at the rear of the Demised
Premises. Piling of boxes, cartons, barrels, pallets, or other similar items, in an unsightly
or unsafe manner, on or about the Demised Premises, is prohibited.
               e.     Recognize that improvements attached andlor affixed to the
Demised Premises become the property of the Landlord and may not be removed without
approval of the Landlord which approval shall be at Landlord's sole discretion.

              f.      Upon the termination of this Lease in any manner whatsoever,
remove Tenant's personal property trade fixtures, and signage and those of any other
person claiming by, through or under Tenant, and quit and deliver the Demised Premises
to Landlord peaceably and quietly in as good order and condition as the same are now in
or hereafter may be put in by Landlord or Tenant, reasonable use and wear thereof
excepted. Property not removed by Tenant at the termination of this Lease, however
terminated, may be considered abandoned and Landlord may dispose of the same as it
deems expedient with reasonable cost to be billed to the Tenant.

               g.     Not overload, damage or deface the Demised Premises or any part
thereof or any of its systems or equipment, which may make void or voidable any
insurance on the Demised Premises.

                 h.     Not make any structural alteration of, structural improvements to,
or addition to the Demised Premises without the prior written approval of the Landlord in
accordance with Section 19 of this Lease. Additionally, Tenant shall not install any
equipment of any kind or nature whatsoever which may by itself or in combination with
other equipment already in the Demised Premises affect or necessitate any changes,
replacements or additions to the water system, plumbing system, heating system, air
conditioning system or the electrical system of the Demised Premises, the cost of which
shall not exceed FIFTY THOUSAND DOLLARS ($50,000), without the prior written
consent of the Landlord, which consent shall be at the sole discretion of the Landlord and
which consent may be conditioned upon the payment by the Tenant of specific
installation costs andlor special monthly charges. Landlord may condition its consent for
the installation of equipment which may cause the usage of excess electricity or water
upon the agreement of Tenant to the installation of utility meters, at Tenant's sole cost
and expense, whereby the Landlord may determine the additional charges to be paid by
Tenant with regard thereto. Nothing in this subparagraph h. shall require Tenant to
obtain the written consent of Landlord before performing routine maintenance and
nonstructural repair of the Demised Premise or any equipment or systems therein.
Tenant's request(s) for consent under this subsection shall be made in writing to
Landlord's address as specified herein and Landlord shall approve or disapprove (with an
explanation of Landlord's reasons for disapproval) said request within twenty (20) days.
If Landlord fails to approve or disapprove within twenty (20) days and Tenant still
desires to make a change to the Demised Premises, as described above, then Tenant shall
provide Landlord with a second written request. In addition to the Notice requirements
of Section 30 of this Lease, Tenant shall address its second request to the Deputy Director
of Aviation Property Management & Business Development (at the same address set
forth in Section 30 for the Director of Aviation) and to the Chief Deputy City Solicitor
for Regulatory Affairs (at the same address set forth in Section 30 for the Divisional
Deputy City Solicitor). Landlord shall have ten (10) days from the receipt of Tenant's
second request to approve or disapprove the request (with an explanation of Landlord's
reasons for disapproval) or said request shall be deemed approved.
               1.      Appoint a local representative who shall have the authority to
make day-to-day decisions and shall be responsible for coordinating all activities with
Landlord. The name, address and telephone number of the local representative is Gene
DeSimone, 6 101 Frankford Avenue, Philadelphia, PA 19135, (2 15) 744-6400, and
Landlord is to be notified immediately of any changes.

                j.      Not use or occupy, or suffer or permit the use or occupancy of, the
Demised Premises or any part thereof in any manner or by anything, which would cause
the discharge of objectionable fumes, vapors or odors into the Airport, the mechanical
facilities thereof, or impair the appearance, character or reputation of the Airport or the
Demised Premises or tend to impair or interfere with the use of any of the other areas of
the Airport or result in discomfort or annoyance or inconvenience to the Landlord or any
other tenants or occupants of the Airport, or increase the risk of fire or other casualty to
the Demised Premises or to the Airport.

                 k.    Not permit a mechanic's lien for any labor or materials to attach to
the whole or any part of the Demised Premises, and Tenant hereby agrees that if a
mechanic's lien is filed upon all or any portion of the Demised Premises, Tenant shall
protect and save harmless Landlord against any loss, liability or expense whatsoever, by
reason thereof and shall defend at its own expense such actions or proceedings as may be
necessary to remove such lien from the records within ten (10) days of notice to Tenant
of the existence of said lien. Tenant may, however, in good faith and with due diligence
contest any mechanics lien or other lien filed or established against all or any portion of
the Demised Premises, and in such event may permit such lien or charge to remain
undischarged and unsatisfied during the period of such contest and appeal therefrom, if
Tenant posts a bond so that no lien attaches to the Demised Premises and if (i) the
Landlord is satisfied that Tenant is effectively preventing or staying the execution,
foreclosure or enforcement of such lien or charge; or (ii) such contest or appeal shall
prevent or stay the execution or enforcement or foreclosure of such lien or charge. If
such lien or charge is so stayed and such stay thereafter expires or if by nonpayment of
any such lien the Demised Premises or any portion thereof will be subject to loss or
forfeiture then Tenant shall forthwith pay and cause to be satisfied and discharged such
lien or charge or secure such payment by posting a bond, in form and substance
satisfactory to the Landlord.



       9.     SUBLETTING AND ASSIGNING.

              a.     General Restriction. Tenant shall not, without the prior written
consent of Landlord, which consent shall not be unreasonably withheld or delayed,
assign, hypothecate or suffer or permit any involuntary assignment, attachment or
execution upon this Lease or any interest herein or sublet the Demised Premises or any
part thereof. Any of the foregoing acts (including any transfers, assignments or other
dispositions that are involuntary or are by operation of law) without such consent shall be
void and shall, at the option of Landlord, entitle Landlord to terminate this Lease. In
applying the standard of reasonableness, Landlord shall have the right to take into
account the creditworthiness of assignee, and proposed use of the Demised Premises by
transferee, assignee, sublessee or occupant, in accordance with the requirements defined
in Section 3f of this Lease,. Nothing contained in this Section 9 shall release Tenant
from its primary liability to Landlord under this Lease.

                b.      Consent. If, at any time or from time to time during the Term and
any extensions thereof, Tenant desires to sublet all or any part of the Demised Premises,
or assign this Lease, Tenant shall give written notice to Landlord thereof, which notice
shall contain the name, address and description of the business of the proposed assignee
or, subtenant, its most recent financial statement and other evidence of financial
responsibility (but such financial information shall only apply to a proposed assignment),
its intended use of the Demised Premises, and the terms and conditions of the proposed
assignment or subletting, and shall require at a minimum that the assignee or transferee or
subtenant comply with all the terms and conditions of this Lease as the same are
applicable to the space to be occupied by the transferee. Landlord shall have the option
of consenting to Tenant's request which consent shall not be unreasonably withheld or
delayed. In the event that Tenant assigns or subleases the Demised Premises and as a
result thereof the operations at the Motor Vehicle Dealership are discontinued or the use
of the Demised Premises changes, Tenant agrees to increase the Rent by an amount equal
to the yearly average of Vehicular Rent payable by Tenant for any three (3) consecutive
full Lease Years selected by Landlord. If three (3) full Lease Years have not preceded
said assignment or subleasing, then the Base Rent shall increase by the annual average of
Vehicular Rent payable by Tenant prior to said transfer. No transferee, assignee or
subtenant or occupant shall have a right to further sublet or assign or exercise any of
Tenant's rights in this Section, except in strict accordance with this Lease.

                c.     Assumption. If Tenant shall transfer or assign this Lease or sublet
the Demised Premises as permitted herein, (i) the assignee or transferee shall expressly
assume in a written instrument all of the obligations of Tenant hereunder which shall
accrue from and after the date of assignment and which pertain to the space leased by the
assignee, and (ii) the subtenant shall expressly agree in a written instrument that its
sublease is subject to the terms and conditions of this Lease which pertain to the space
leased by the subtenant. In the case of any assignment, transfer or subletting, Tenant
shall deliver to Landlord, not later than 10 days after the date of transfer, assignment or
subletting, a true and correct copy of the document of transfer, assignment or subletting
and any separate instruments or documents wherein the transferee, assignee or subtenant
shall assume or acknowledge the obligations and provisions of this subsection.

                d.     Future Compliance. Regardless of Landlord's consent, no
subletting or assignment shall release Tenant of Tenant's obligation or alter the primary
liability of Tenant to pay Rent and to perform all other obligations to be performed by
Tenant hereunder, and in the case of an assignment, unless otherwise agreed in writing by
Landlord, Tenant and such assignee shall be jointly and severally liable for the
obligations of Tenant under this Lease. Consent to one assignment or subletting shall not
be deemed consent to any subsequent assignment or subletting. In the event of default by
any assignee of Tenant or any successor of Tenant in the performance of any of the terms
hereof, Landlord may proceed directly against Tenant without the necessity of exhausting
remedies against such assignee or successor. Landlord may consent to subsequent
assignment or subletting or may execute amendments or modifications to this Lease with
assignees of Tenant without obtaining the consent of Tenant thereto or any successor of
Tenant and such action shall not relieve Tenant of liability under this Lease, except as set
forth above, provided however Tenant shall not be responsible for any amendments
which increase the financial burdens of Tenant or the term of this Lease. Landlord agrees
that it shall give notice of action under this Section to Tenant.

                e.    Other Assignments or Sublettin~s.The following shall also
constitute assignments, transfers or sublettings which require Landlord's consent under
this Lease.

                        (i)    If Tenant is a corporation (other than a corporation whose
stock is traded through a national or regional exchange or over-the-counter), any
transaction or series of transactions (including without limitation any dissolution, merger,
consolidation or other reorganization of Tenant, or any issuance, sale, gift, transfer or
redemption of any capital stock of Tenant, whether voluntary, involuntary or by operation
of law, or any combination of any of the foregoing transactions) resulting in the transfer
of control of Tenant, other than by reason of death.

                        (ii)   If Tenant is a partnership, any transaction or series of
transactions (including without limitation any withdrawal or admittance of a partnership
or any change in any partners' interest in Tenant, whether voluntary, involuntary or by
operation of law, or any combination of any of the foregoing transactions) resulting in the
transfer of control of Tenant, other than by reason of death, shall constitute an assignment
of this Lease for all purposes of this Section 9.

                     (iii) In addition to and in no way intending to limit the general
description above, and in accordance with the permitted uses set forth in Section 3f,
Landlord's consent under this Lease shall also be required for the following:

                               A.     an assignment or transfer of this Lease to a
surviving or acquiring entity following a merger, consolidation, reorganization, or similar
transaction involving Tenant; or

                              B.     an assignment or transfer of this Lease in
connection with the transfer, by sale or otherwise, of all or substantially all of Tenant's
assets; or
                                C.      an assignment of this Lease in connection with the
transfer, by sale or otherwise, of all or substantially all of Tenant's business

                       (iv)    The term "control" as used in this Section 9 means the
power to directly or indirectly direct or cause the direction of the management of policies
of Tenant. If Tenant is a corporation, a change or series of changes in ownership of
stock which would result in direct or indirect change in ownership by the stockholders or
an affiliated group of stockholders of less than fifty percent (50%) of the outstanding
voting stock of Tenant as of the date of the execution and delivery of this Lease shall be
considered a change of control.

                      (v)   The consent of Landlord shall not be required under this
Section 9(e), however, when the proposed assignment is to an entity that has a net worth
equal to or greater than ONE MILLION FIVE HUNDRED FIFTY THOUSAND
DOLLARS ($1,550,000.00).

                f.      Early Termination of Friendly's Sublease. Tenant agrees not to
approach Friendly's Restaurant regarding an early termination of the Friendly's Sublease
for a period of three (3) years from the date of execution of this Lease. In the event
Friendly's approaches Tenant to discuss an early termination of its Sublease, Tenant shall
not be prohibited from entering into discussions or consummating the transaction. It is
expressly agreed between the parties the purpose of this paragraph is to preserve the
restaurant use of the portion of the Demised Premises subleased to Friendly's, or another
subtenant following an early termination of the Friendly's Sublease, for three (3) years
from the date this Lease is executed.

         10.    FIRE OR OTHER CASUALTY. Subject to the provisions of this
Section 10, if the Demised Premises are damaged by fire or other casualty, the damaged
areas immediately shall be repaired by and at the expense of Tenant to at least as good a
condition as that which existed immediately prior to such damage. In no event shall the
Landlord be obligated to repair or restore any such damage. Rent until such repairs are
completed shall not be abated or apportioned, unless such casualty is (through no fault of
Tenant) an aviation related disaster, in which case Rent shall be abated until such time as
the Demised Premises are completely repaired. Tenant acknowledges notice that (i)
Landlord shall not obtain insurance of any kind on the Land, the Demised Premises,
Tenant's furniture, furnishings, equipment or fixtures, alterations, improvements and
additions, and (ii) it is Tenant's obligation to obtain such insurance at Tenant's sole cost
and expense as provided in Section 12. If as the result of an aviation disaster as described
above, Tenant's insurance coverage is inadequate to effectuate the necessary repairs or
restoration, Tenant shall not be required to complete the repairs or restoration and, if such
incomplete state shall be such that Tenant elects not to continue its business at the
Demised Premises, Tenant may terminate this Lease as in the case of a Restricted
Condition, except that Landlord shall not be responsible for the Termination Sum, and
Landlord may, at its sole and absolute discretion exercise its option to nullify the
termination by paying for all restoration and repair not covered by Tenant's insurance.
        11.    LIABILITY.

                Damape in General. Neither Landlord nor Landlord's agents, servants,
and employees shall be liable for, and Tenant hereby releases and relieves Landlord and
Landlord's agents, servants, and employees from, all liability in connection with any and
all damage to or loss of property, loss or interruption of business occumng to Tenant,
subtenants, invitees or any other person in or about the premises, or arising out of (i)
Landlord's negligence or misconduct, and/or (ii) the Demised Premises from, without
limitation, (A) any fire, other casualty, accident, occurrence or condition in or upon the
Demised Premises; (B) any defect in or failure of: (1) plumbing, sprinkling, electrical,
HVAC systems, or any other equipment or systems of the Demised Premises and (2) any
stairways, railings or walkways on, or installed on the Demised Premises; (C) any steam,
fuel, oil, water, rain or snow that may leak into, issue or flow from any part of the
Demised Premises or Land from the drains, pipes or plumbing, sewer or other installation
of same, or from any other place or quarter; (D) the breaking or disrepair of any
installations, equipment and other systems; (E) the falling of any fixture or well or ceiling
materials; (F) broken glass; (G) latent or patent defects; (H) the exercise of any rights by
Landlord under the terms and conditions of this Lease; (I) any acts or omissions of the
other tenants or occupants of nearby buildings; (J) any acts or omissions of other persons;
or (K) theft, Act of God, public enemy, injunction, riot, strike, insurrection, war, court
order, or any order of any governmental authorities having jurisdiction over the Demised
Premises. Nothing in this Settlement Lease shall waive, limit or in any way restrict, any
defense or immunity which the City, its officers, agents or employees may have under the
Pennsylvania Political Subdivision Tort Claims Act, 42 Pa. C. S. A. $8541, et. seq., as
amended. The City's defense or immunity to tort claims under the above statute does not
apply to the termination of this Lease by City for a Restricted Condition or Airport
Modification in accordance with the provisions of Section 4c of this Lease.

        12.    INSURANCE .

                a.   '  Unless otherwise approved by the Landlord's Risk Manager in
writing, Tenant shall, at its sole costs and expense procure and maintain in full force and
effect, during the Term and any extension or renewal thereof, the types and minimum
limits of insurance specified in this Section 12. All insurance shall be procured from
reputable insurers admitted to do business in a direct basis in the Commonwealth of
Pennsylvania or otherwise acceptable to the Landlord. The Landlord will accept insurers
given an "A" rating or better according to Best's Key Rating Guide. All insurance
herein, except the professional liability insurance and environmental impairment or
pollution liability insurance, shall be written on an "occurrence" basis and not a "claims
made" basis. In no event shall work be performed until the required evidence of
insurance has been furnished. The insurance shall provide for at least thirty (30) days
prior written notice to be given to the Landlord in the event coverage is materially
changed, canceled or non-renewed. The Landlord shall be named as additional insureds
on all policies required hereunder except the Workers Compensation and Employers
Liability policy. An endorsement is required stating that the coverage afforded the
Landlord and its officers, employees, and agents, as additional insureds, will be primary
to any other coverage available to them and, that no act or omission of the Landlord shall
invalidate the coverage.

                      (9     "All Risk" property insurance covering the Demised
Premises including but not limited to all improvements, equipment, trade fixtures,
merchandise, business personal property and any other property in Tenant's care, custody
or control. All such insurance coverage shall be in amounts not less than one-hundred
percent (100%) of the full replacement cost and have no penalty for coinsurance, and
provide protection against perils included within the standard state form of fire and
extended coverage insurance policy, together with insurance against sprinkler damage,
vandalism and malicious mischief. Landlord shall be added as a loss payee on any
insurance policy Tenant obtains pursuant to this Section 12.

                        (ii)    General Liability Insurance on an occurrence basis
covering the Demised Premises and Tenant's use thereof against claims for bodily injury
(including death) and property damage liability occurring upon, in or about the Demised
Premises, such insurance to afford protection to the limit of not less than $5,000,000
combined single limit in respect of injury or death to any number of persons arising out
of any one occurrence. Coverage should include Premises operations; blanket contractual
liability; personal injury liability (employee exclusion deleted); products and completed
operations; independent contractors; employees and volunteers as additional insureds;
cross liability; broad form property damage (including completed operations) liability.

                       (iii) Boiler and machinery insurance against loss or damage
from explosion, erupting, collapsing, exploding or mechanical breakdown of boilers or
pressure vessels and all equipment parts thereof and appurtenances attached hereto to the
extent applicable to the Premises.

                       (iv) Business interruption insurance covering loss of profits,
rent insurance (in an amount equal to base rent for one year) and necessary continuing
expenses for intemiptions caused by any one occurrence covered by the insurance
referred to in subparagraph (i) above.

                      (v)     Builders risk insurance throughout the construction and
renovation described in Section 19 herein, covering the interests of the Landlord, Tenant
contractors and subcontractors, as their interest may appear, which shall insure against
physical loss or damage to property incorporated or to be incorporated in the
Improvement, including temporary buildings used for storage of property to be
incorporated into the Improvements and shall cover reasonable compensation for
contractors' or subcontractors' services or expenses required as a result of such insured
loss. Such insurance shall be equal to the value of any construction or renovation project,
on a replacement cost basis. Such insurance should also cover property to be
incorporated into any construction or renovation projects stored off-site or in transit.

                     (vi) Automobile Liability insurance covering liability arising
from the maintenance and use of all owned, non-owned, hired, leased and rented trucks,
automobiles and other vehicles for bodily injury, death or property damage, with a
combined single limit of $1,000,000.

                    (vii) Workers Compensation insurance affording statutory
coverage and employers liability insurance at limits of $1,000,000 each
                  each employee/$1,000,000 policy limit.
accident~$1,000,000

               b.      Tenant shall cause its contractors to obtain and maintain in full
force and effect during any construction period the following types of insurance.

                       (i)    Comprehensive General Liability insurance at a limit of
$1,000,000 per occurrence combined single limit for bodily injury (including death) and
property damage liability. Coverage should include premises operations, contractual
liability, personal injury liability, products and completed operations, independent
contractors, employees as additional insureds and broad form property damage liability.

                      (ii)   Automobile Liability insurance covering liability arising
fiom the maintenance and use of all owned, non-owned, hired leased and rented trucks,
automobiles and other vehicles for bodily injury, death or property damage, with a
combined single limit of $1,000,000 which requirement shall be $5,000,000 for access to
airfield.

                      (iii) Workers Compensation & Employer Liability Insurance:
Workers Compensation at statutory levels and Employers Liability at limits of $100,000
each accident; $100,000 employee; $500,000 policy limit.

                      (iv)     Professional Liability Insurance for architectural andlor
engineering services at a limit of $1,000,000 with a deductible not to exceed $50,000
covering errors and omissions. May be written on a claims-made basis provided that
coverage for occurrences happening during the performance of services required under
the contract shall be maintained in full force and effect under the policy or "tail"
coverage for a period of at least two (2) years after co~npletion the services.
                                                                of

               c.                           Coverape.
                       Evidence of Ins~lrance

                         (i)    Certificates of Insurance evidencing the required coverages
shall be submitted to the City of Philadelphia's Risk Management Division (15 15 Arch
              Floor, Philadelphia, PA 19102) ("Landlord's Risk Manager") at least ten (1 0)
Street, 1 4 ' ~
days before commencement of the Term. Tenant shall hmish certified copies of the
original policies required hereunder at any time within ten (10) days after written request
by Landlord.

                        (ii)     The insurance requirements set forth herein shall in no way
be intended to limit, modify or reduce the indemnifications made in this Agreement or to
limit Tenant's liability to the limits of the policies of insurance required hereunder.
               d.      Inspection of Policies. Tenant agrees to permit Landlord at all
reasonable times and upon ten (10) days notice to inspect the policies of insurance of
Tenant with respect to the Demised Premises for which policies or copies thereof are not
delivered to Landlord.

                e.      Waiver. Tenant hereby releases Landlord from any and all
liability or responsibility to Tenant, for all claims or anyone claiming by, through or
under it or them, by way of subrogation or otherwise, for any loss or damage to property
which is coverable by insurance, whether or not such insurance is maintained by Tenant.

               f.    Failure to Maintain. In the event Tenant fails to cause such
insurance to be maintained, Landlord shall not be limited in the proof of any damages
which Landlord may claim against Tenant or any other person or entity to the amount of
the insurance premium or premiums not paid or incurred and which would have been
payable upon such insurance, but Landlord shall also be entitled to recover as damages
for such breach the uninsured amount of any loss, and damages, expenses of suit and
costs, including without limitation reasonable cancellation fees, suffered or incurred
during any period when Tenant shall have failed or neglected to provide insurance as
required herein.

                g.     No Limitation. The insurance requirements set forth herein shall
in no way be intended to modify, limit or reduce the indemnifications made in this Lease
by Tenant to Landlord or to limit Tenant's liability under this Lease to the limits of the
policies of insurance required to be maintained by Tenant.

       13.     EMINENT DOMAIN.

               a.      Total or Partial Taking. If the whole or substantially all of the
Demised Premises shall be condemned or taken for any public or quasi-public use or
purpose, under any statute or by right of eminent domain, or by private purchase in lieu
thereof, then, in such event, the Term shall cease and terminate from the date when
possession is taken thereunder pursuant to such proceeding or purchase. Rent shall be
adjusted as of the time of such termination and any Rent paid for the period thereafter
shall be refunded. If a portion only of the Demised Premises shall so be taken, Tenant
may elect to terminate this Lease from the date when possession is taken thereunder
pursuant to such taking or Tenant shall repair and restore, at Tenant's expense, the
portion not taken to the extent and degree required by Tenant for its continuing business
operations, and thereafter the Rent shall be reduced proportionate to the portion of the
Demised Premises taken.

                b.     Award. In the event of an award for all or substantially all of the
Premises or for a portion thereof, Tenant shall be entitled to the entire award, including
but not limited to the value of the Improvements plus any other amount assessed for
Tenant, except that portion allotted to the Landlord as set forth below. Landlord shall be
entitled to receive the portion of the award attributable to Landlord's ownership interest
in the Land and Landlord's reversionary interest in the Improvements or portion taken,
determined as if this Lease were to continue for the balance of the then existing term. All
other awards and portions thereof which are not directly attributable to Landlord's
interests, as described above, shall be the exclusive property of the Tenant.

          14.   DEFAULT AND REMEDIES.

               a.      Events of Default. In addition to any other material breach
described in this Settlement Lease, the occurrence of any of the following shall also
constitute a material breach of this Settlement Lease by Tenant and an event of default:

                       (i)    the vacation or abandonment of the Demised Premises by
Tenant;

                       (ii)     a failure by Tenant to pay, when due, any installment of
Rent hereunder or any other sum required to be paid by Tenant under this Lease where
such failure continues for ten (10) days after written notice thereof to Tenant ("Monetary
Default") provided that Landlord shall not be obligated to send such notice more than
once in any one (1) calendar year. Landlord may cancel this Lease upon Monetary
Default by giving Tenant ten (10) days written notice, such cancellation to be effective
upon the date specified in said notice unless Tenant cures such Monetary Default prior to
the expiration of such ten (10) day notice period;

                       (iii)   a failure by Tenant to observe and perform any other
provision or covenant of this Lease to be observed or performed by Tenant, where such
failure continues for ten (10) days after written notice thereof to Tenant provided (the
"initial cure period"), however, that if the nature of the default is such that the same
cannot reasonably be cured within such ten (10) day period, Tenant shall not be deemed
to be in default if Tenant shall within such period commence such cure and thereafter
diligently prosecute the same to completion, but in no event for longer than forty-five
(45) days after written notice to Tenant, except if such default is not capable of cure
within said forty-five (45) day period then Tenant shall be given such longer cure period
as Landlord, in its reasonable discretion, may provide; Landlord may, in its sole and
absolute discretion, extend the initial cure period under this subsection 14a.(iii) from ten
(10) to twenty (20) days, if Tenant has not defaulted under this Lease for the first two
Lease Years; and

                         (iv)  the filing of a petition by or against Tenant for relief as a
bankrupt or insolvent or for its reorganization or for the appointment pursuant to any
local, state or federal bankruptcy or insolvency law of a receiver or trustee of any part of
Tenant's property; or, an assignment by Tenant for the benefit of creditors; or the entry by
Tenant into an agreement of composition with creditors; or, the taking possession of the
property of Tenant by any local, state or federal governmental officer or agency or court-
appointed official for the dissolution or liquidation of Tenant or for the operating, either
temporary or permanent, of Tenant's business, provided, however, that if any such action
is commenced against Tenant the same shall not constitute a default if Tenant causes the
same to be dismissed or discharged within sixty (60) days after the filing of same.
                b.      Remedies of Landlord.

                        (i)    Upon the occurrence of any event of default set forth in
Paragraph 14a. or elsewhere in the Lease and the expiration of the appropriate cure
period, Landlord at its option, may take all or any of the following actions:

                               A.    Landlord shall be entitled to terminate this Lease
and recover (i) all Rent which has accrued prior to the date of said default and which is
then due and payable, (ii) damages for the period following the termination of the Term,
based upon any and all amounts which Tenant would have been obligated to pay for the
balance of the Term, subject to Landlord's duty to mitigate as set forth in Section
14b(i)(B) below, and Landlord may declare such sums to be immediately due and
payable, and (iii) any and all sums under Paragraph 14d. It is agreed that in determining
the amount of such damage for the period after termination of any future payments which
would have been due Landlord, Landlord may make such determination based upon the
sum thereof for the full year immediately prior to the event of default. Landlord's
estimate of all amounts which would have been due and payable after termination for the
balance of the Term shall be discounted to present value at the then rate of interest
commonly referred to as the "prime rate" by PNC Bank, Philadelphia, Pennsylvania (as
the same or any successor index may exist from time to time) (the "Prime Rate"), and
such discounted estimate shall be referred to as the "Lost Profit Sum". The Lost Profit
Sum shall be immediately due and payable. If specifically stated by the Landlord, then
contemporaneously with the demand for such Lost Profit Sum, this Lease shall be
deemed terminated and Tenant shall immediately quit and surrender to Landlord the
Demised Premises in accordance with Paragraph 14b.(ii). Tenant's liability for the
payment of the Lost Profit Sum shall survive the termination of the Lease; and/or

                                 B.      Landlord, at any time after the occurrence of any
event of default, whether or not the Lease has been terminated as aforesaid, may reenter
and repossess the Demised Premises and any part thereof with or without process of law,
provided no undue force shall be used, and shall have the option, but not the obligation
either in its own name, as agent for Tenant if this Lease has not been terminated or for its
own behalf if this Lease has been terminated, to relet all or any part of the Demised
Premises; provided that Landlord shall not be required to accept any tenant proposed by
Tenant or observe any instruction given by Tenant about such reletting. Landlord shall
use reasonable commercial efforts to mitigate its damages, but the failure of Landlord to
relet the Demised Premises or any part or parts thereof shall not release or affect Tenant's
liability hereunder, nor shall Landlord be liable for failure to relet, or in the event of
reletting, for failure to collect the rent thereof, and in no event shall Tenant be entitled to
receive any excess of net rents collected over sums payable by Tenant to Landlord
hereunder. No such reentry or taking possession of the Demised Premises shall be
construed as an election on the Landlord's part to terminate this Lease unless a written
notice of such election by Landlord is given to Tenant. Notwithstanding any such
reletting without termination, Landlord may at any time thereafter elect to terminate this
Lease for any previous breach and default. For the purpose of such reletting, Landlord
may decorate or make repairs, changes, alterations or additions in or to the Demised
Premises to the extent deemed by Landlord desirable or convenient, and the cost of such
decoration, repairs, changes, alterations or additions shall be charged to and payable by
Tenant as Additional Rent hereunder, as well as any reasonable brokerage and legal fees
expended by Landlord; and any sums collected by Landlord from any new Tenant
obtained on account of the Tenant shall be credited against the balance of the Rent due
hereunder as aforesaid. Tenant shall pay to Landlord monthly, on the days when Rent
would have been payable under this Lease, the amount due hereunder less the amount
obtained by Landlord from such new tenant, if any; andlor

                                C.      Without terminating the Lease, accelerate the whole
or any part of the Rent for the entire unexpired balance of the Term, as well as all other
charges, payments, costs and expenses herein agreed to be paid by Tenant, and any Rent
or other charges, payments, costs and expenses if so accelerated shall, in addition to any
and all installments of Rent already due and payable and in arrears, and any other charge
or payment herein reserved, included or agreed to be treated or collected as rent and any
other charge, expense or cost herein agreed to be paid by Tenant which may be due and
payable and in arrears, be deemed due and payable as if, by the terms and provisions of
this Lease, such accelerated rent and other charges, payments, costs and expenses were
on that date payable in advance. Such sum is hereinafter referred to as the "Accelerated
Rent". For such purposes, Landlord may determine all items of the additional rent
component of the Accelerated Rent based upon such sums for the full year immediately
prior to the event of default, or otherwise in Landlord's reasonable judgment.

                       (ii)    In the event Landlord elects to terminate this Lease,
Landlord at its option, may serve notice upon Tenant that this Lease and the then
unexpired Term hereof shall cease and expire and become absolutely void on the date
specified in such notice, to be no less than five (5) days after the date of such notice,
without any right on the part of the Tenant thereafter to save the forfeiture by payment of
any sum due or by the performance of any term, provision, covenant, agreement or
condition broken; aid, thereupon and at the expiration of the time limit in such notice,
this Lease and the Term hereof granted, as well as the right, title and interest of the
Tenant hereunder, shall wholly cease and expire and become void in the same manner
and with the same force and effect (except as to Tenant's liability) as if the date fixed in
such notice were the date herein stated for expiration of the Term. Thereupon, Tenant
shall immediately quit and surrender to Landlord the Demised Premises by summary
proceedings, detainer, ejectment or otherwise and remove itself and all other occupants
thereof and, at Landlord's option, any property thereon without being liable to indictment,
prosecution or damages therefor. No such expiration or termination of this Lease shall
relieve Tenant of this liability and obligations under this Lease, whether or not the
Demised Premises shall be relet, all of which shall survive such expiration or termination;
or

                     (iii)    Landlord shall have the right of injunction, in the event of
a breach of default or threat thereof by Tenant of any of the agreements, conditions,
covenants or terms hereof, to restrain the same and the right to invoke any remedy
allowed by law or in equity, whether or not other remedies, indemnity or reimbursements
are herein provided.

                      (iv)    If proceedings shall be commenced by Landlord to recover
possession under the Acts of Assembly, either at the end of the Term of any extension
thereof or on sooner termination thereof, or for nonpayment of rent or any other reason,
Tenant specifically waives the right to the thirty (30) and/or ten (10) days notice required
by 68 Pa Stat. 250.501, and agrees that five (5) days notice shall be sufficient in either or
any such case. The right to enter judgment against Tenant and to enforce all of the other
provisions of this Lease hereinabove provided for may be exercised by any assignee of
Landlord's right, title and interest in this Lease, in such assignee's own name,
notwithstanding the fact that any or all assignments of said right, title and interest may
not be executed and/or witnessed in accordance with the Act of Assembly and any and all
laws regulating the manner and/or form in which such assignments shall be executed and
witnessed.

                        (v)    When this Lease shall be determined broken by condition,
 either during the Term or any extension thereof, and also when and as soon as the Term
hereby created or any extension thereof shall have expired, provided the Landlord shall
have (A) provided Tenant with a written notice of default as previously described in
Section 14a. above, and (B) sent Tenant a notice of Landlord's intention to confess
judgment in ejectment against the Demised Premises if Tenant fails to cure such default
within ten (10) days after receipt of Landlord's notice of intention to confess judgment as
aforesaid, it shall be lawful for any attorney as attorney for the Tenant to file an
agreement for entering in any competent court an action or suit and to CONFESS
JUDGMENT IN EJECTMENT AGAINST TENANT and all persons or entities claiming
under Tenant for the recovery by Landlord of possession of the Demised Premises, for
which this Lease shall be sufficient warrant; whereupon, if Landlord so desires, a writ of
habere facias possessionem may issue forthwith, without any prior writ or proceeding
whatsoever, and provided that, if for any reason after such action shall have been
commenced the same shall be determined and the possession of the Demised Premises
hereby demised shall remain in or be restored to Tenant, Landlord shall have the right,
upon any subsequent default or defaults or upon the termination or expiration of this
Lease, to bring one or more actions or suits to recover possession of the Demised
Premises. In any action or suit of ejectment, Landlord shall first cause to be filed in such
action or suit an affidavit made by it or someone acting for it setting forth the facts
necessary to authorize the entry of judgment, and, if a true copy of this Lease (and of the
truth of the copy of such affidavit shall be sufficient evidence) shall be filed in such
action, it shall not be necessary to file the original as a warrant of attorney, any rule of
court, custom or practice to the contrary notwithstanding.

                        (vi) Tenant, for itself and on behalf of any and all persons
claiming through or under it (including creditors of all kinds), does hereby waive and
surrender all right and privilege which they or any of them might have under or by reason
of any present or future law, to redeem the Premises or to have a continuance of this
Lease for the Term, as it may have been extended, after having been dispossessed or
ejected therefrom by process of law or under the terms of this Lease or after the
termination of this Lease as herein provided.

                       (vii) Neither this Lease nor any rights or privileges hereunder
shall be an asset of Tenant in any bankruptcy, insolvency or reorganization proceeding.
If Landlord shall not be permitted to terminate this Lease because of the provisions of the
United States Bankruptcy Code, Tenant or any trustee for it shall, within fifteen (15) days
upon request by Landlord to the Bankruptcy Court, assume or reject this Lease unless all
defaults hereunder shall have been cured, Landlord shall have been compensated for any
monetary loss resulting from such default and Landlord shall be provided with reasonably
adequate assurance of full and timely performance of all provisions, terms and conditions
of this Lease on the part of Tenant to be performed.

                        (viii) The failure or delay on the part of either party to enforce or
exercise at any time any of the provisions, rights or remedies in the Lease shall in no way
be construed to be a waiver thereof, nor in any way to affect the validity of this Lease or
any act hereof, or the right of the party to thereafter enforce each and every such
provision, right or remedy. No waiver or any breach or default of this Lease shall be held
to be a waiver of any other or subsequent breach or default. The receipt by Landlord of
Rent at a time when the Rent is in default under this Lease shall not be construed as a
waiver of such default. The receipt by Landlord of a lesser amount than the Rent due
shall not be construed to be other than a payment on account of the rent then due, nor
shall any statement on Tenant's check or any letter accompanying Tenant's check be
deemed an accord and satisfaction, and Landlord may accept such payment without
prejudice to Landlord's right to recover the balance of the Rent due or to pursue any other
remedies provided in this Lease. No act or thing done by Landlord or Landlord's agents
or employees during the Term and any extension thereof shall be deemed an acceptance
of a surrender of the Demised Premises, and no agreement to accept such a surrender
shall be valid unless in writing and signed by Landlord.

               c.    'Landlord's Right to Cure. Landlord may perform, in whole or in
part, any obligation of which Tenant is in default, after the expiration of any applicable
cure or grace period, and Tenant shall pay on demand as Additional Rent any
expenditures made pursuant hereto and the amount of any obligations incurred in
connection herewith, plus per annurn interest at the Default Rate from the date of any
such expenditure, and Landlord's performance shall not constitute a cure of such default
by Tenant.

                d.      Landlord's Expenses. Tenant shall be responsible for all of
Landlord's costs and expenses, including reasonable attorneys' fees, in enforcing any and
all provisions of this Lease. All such costs and expenses shall constitute Additional Rent,
shall accrue interest at the Prime Rate from the date of such expenditure, and shall be
payable by Tenant to Landlord immediately upon demand.

               e.     Landlord shall not have any right to exercise a remedy of
"distraint" against Tenant's property for any default or event of default, as might
arguably be available under Pennsylvania law. Landlord will, from time to time upon
request of Tenant, deliver to any party which has a security interest or lessor's interest in
any tangible property belonging to or used by Tenant and located on the Demised
Premises, a waiver of any right of distraint by Landlord and a waiver of any lien
Landlord may have to the liens and rights of a secured party in Tenant's inventory.

               f.      Cumulative Remedies. The rights and remedies given to Landlord
in this Lease are distinct, separate and cumulative remedies, in addition to Landlord's
remedies at law or in equity; and no one of them, whether or not exercised by Landlord,
shall be deemed to be in exclusion of any other.

               SUBORDINATION.

                a.      Generally. This Lease shall be subject and subordinate at all times
to the lien of any mortgages of Landlord's interest andor ground leases executed by
Landlord, and/or other encumbrances of Landlord's interests, now or hereafter placed on
the Demised Premises or the Land without the necessity of any further instrument or act
on the part of the Tenant to effectuate such subordination, provided that Landlord shall
obtain a non-disturbance and attornment agreement from any existing or future
mortgagee, ground lessor, or holder of an encumbrance of the Landlord for the benefit of
Tenant in a form which is commercially customary and reasonably for transactions
similar to this Lease, and Tenant covenants and agrees to execute and deliver upon
demand such further instrument or instruments evidencing such subordination of this
Lease to the lien of any such mortgage or mortgages andlor ground rent and/or other
encumbrances as shall be desired by any mortgagee or proposed mortgagee or by any
person. Tenant hereby appoints the Landlord attorney-in-fact of Tenant irrevocably to
execute and deliver any such instrument for and in the name of Tenant. Notwithstanding
the foregoing, the party secured by any such mortgage, ground lease or encumbrance (the
"Secured Party") shall have the right to recognize this Lease and, in the event of any
foreclosure sale or other possession, by a Secured Party, this Lease shall continue in full
force and effect at the option of the Secured Party, and Tenant shall execute,
acknowledge and deliver any instrument that has for its purpose and effect a
subordination to the lien of this Lease.

               b.     Rights of Mortgagee. In the event of any act or omission of
Landlord which would give Tenant the right, immediately or after lapse of a period of
time, to cancel or otherwise terminate this Lease, or to claim a partial or total eviction,
Tenant shall not exercise such right:

                     (i)    Until it has given written notice of such act or omission to
the holder of each such mortgage or ground lease whose name and address shall
previously have been hrnished to Tenant in writing; and

                      (ii)   Until a reasonable period for remedying such act or
omission shall have elapsed following the giving of such notice (which reasonable period
shall in no event be less than the period to which Landlord would be entitled under this
Lease or otherwise, after similar notice, to effect such remedy).

               THIRD PARTY FINANCING

                a.      Except as otherwise expressly provided herein, Lessee shall not
mortgage, pledge, assign as collateral or encumber, voluntarily or otherwise, its interest
in this Lease or the leasehold estate created hereby.

              b.     At any time, and from time to time, during the Term, Lessee may
encumber its interest in the leasehold estate created by this Lease andlor the
Improvements by way of a Leasehold Mortgage (as hereafter defined), provided that
Lessee provides City with prior notice of any proposed Leasehold Mortgage, that City
shall have previously approved all documents to be executed by the Lessee and the
Leasehold Mortgagee (which approval shall be granted or not granted in a legally
permissible manner and in a manner reasonable for the exercise of the City's municipal
function) and provided that such Leasehold Mortgage be subject to the following
conditions:

                       (i)    The Leasehold Mortgagee is an Institutional Lender (as
hereafter defined);

                          (ii)   The Leasehold Mortgage shall provide expressly that if and
to the extent any term or provision of this Lease is inconsistent with or conflicts with any
term or provision of the Leasehold Mortgage, the terms and provisions of this Lease shall
control. In addition, the Leasehold Mortgage shall provide expressly that the rights of the
Leasehold Mortgagee under its Leasehold Mortgage shall be subject and subordinate at
all times to all of the rights and privileges of Landlord hereunder.

                        (iii) At the time of making such Leasehold Mortgage, there is
no existing unremedied event of default on the part of Tenant under the terms of this
Lease;
                        (iv) Each Leasehold Mortgage shall contain a provision reading
substantially as follows: "This mortgage is executed upon the condition that no purchaser
at any foreclosure or execution sale or transferee by assignment in lieu thereof shall
acquire any right, title or interest in or to the Lease hereby mortgaged, unless such
purchaser, or the person, fr or corporation to whom or to which such purchaser's right
                             im
has been assigned shall, in the instrument transferring to such purchaser or to such
assignee the Tenant's interest under the Lease or in a separate instrument delivered to
Landlord, assume and agree to pay and perform all accrued liabilities and obligations of
Tenant under the Lease which are reasonably susceptible to being performed by the
purchaser (provided the accrued liabilities and obligations will be certified by Landlord to
any proposed purchaser or to the mortgagee upon request at any reasonable time prior to
or subsequent to a foreclosure sale) and assume and agree to perform all of the Tenant's
liabilities and obligations under the Lease which accrue from and after the date on which
such right, title or interest is acquired (except as specifically set forth herein), and
moreover that no further or additional mortgage or assignment of the Lease, or of the
term therein demised, shall be made except subject to the provisions contained in the
Lease, and that a duplicate original of said assumption agreement, in form satisfactory to
Landlord, duly executed and acknowledged by such purchaser or such assignee, is
delivered to Landlord immediately after the consummation of such transfer or sale";

                c.     "Leasehold Mortgage" shall mean any mortgage, deed of trust,
deed to secure debt, security agreement or any similar security or title retention device
which, from time to time, shall create a lien upon the leasehold estate created by this
Lease andlor the Improvements and which shall be security for one or more notes, bonds
or other evidences of indebtedness issued by Tenant to an Institutional Lender or held by
an Institutional Lender;

                d.     "Leasehold Mortgagee" shall mean the lender, or its assignee, in
whose favor a Leasehold Mortgage shall have been created, together with any successor
or assignee of such lender or such assignee; and

              e.      "Institutional Lender" shall mean a foreign or domestic
commercial bank, trust company, savings bank, savings and loan association, life
insurance company, pension trust, pension plan or pension fund, real estate investment
trust, mortgage banking company, or other firm commonly known as an Institutional
Lender, whether for its own account or as a trustee for others, having a minimum paid up
capital or net worth, as applicable, of no less than Twenty-Five Million Dollars
($25,000,000.00).

                 f.    If Tenant encumbers its leasehold estate by way of a Leasehold
 Mortgage as permitted herein, then the Landlord should be advised in writing of the name
 and address of the Leasehold Mortgagee. Until Landlord receives written notice of the
 satisfaction of such Leasehold Mortgage, Landlord agrees that when giving notice to
Tenant with respect to any default under this Lease, Landlord also will send a copy of
 such notice to the Leasehold Mortgagee. The failure to send a copy of such notice to the
Leasehold Mortgagee, shall have no effect on the validity of the notice given; provided
that, subject to and in accordance with the provisions of this Lease, the Leasehold
Mortgagee may cure Tenant's default under the Lease after receipt of such notice of
default within the same period (after notice) as would be allowable for the Tenant plus, in
the case of a non-monetary default and so long as there is no imminent and material
jeopardy to the interests of Landlord, such additional reasonable time as may be
necessary for the Leasehold Mortgagee to obtain possession of the Demised Premises to
effectuate a cure.

                g.     Notwithstanding the foregoing provisions of this Section, no
mortgage upon this Lease or on any improvements constructed hereunder shall extend to
or affect the fee ownership, reversionary interest or estate of Landlord in and to the whole
or any portion of the Premises, including the Improvements situated thereon, and the
Leasehold Mortgage by its terms shall so clearly state.
               h.       In the event of the termination of this Lease or of any succeeding
Lease as a result of a default hereunder or thereunder prior to its stated expiration date,
and regardless of whether the Leasehold Mortgagee shall have theretofore endeavored to
effectuate a cure of a default, the Landlord shall, at the request of the Leasehold
Mortgagee within 20 days after the Leasehold Mortgagee is notified of the termination,
enter into a new lease of the Demised Premises with the Leasehold Mortgagee on the
same terms and conditions as are set forth in this Lease for the balance of the Term, as it
may be renewed or extended.

               1       Notwithstanding anything in this Section 16 to the contrary, any
person or entity acquiring a leasehold interest under or by virtue of the terms of any
Mortgage, assignment or transfer by operation of law, shall, either by itself or by the
business entity it appoints or designates to operate the Demised Premises, use the
Demised Premises solely for the purposes allowed under this Lease.

               SURRENDER AND HOLDING OVER.

               a.      Surrender. The Lease shall terminate and Tenant shall deliver up
and surrender possession of the Demised Premises on the last day of the Term hereof, and
Tenant waives the right to any notice of termination or notice to quit. Tenant covenants
that upon the expiration or sooner termination of this Lease, Tenant shall deliver up and
surrender possession of the Demised Premises in the same condition in which Tenant has
agreed to keep the same during the continuance of the Lease and in accordance with the
terms hereof, normal wear and tear excepted.

                 b.     Hold Over. Unless otherwise provided for herein, upon the failure
of the Tenant to surrender possession of the Demised Premises upon the expiration or
sooner termination of this Lease, Tenant shall pay to Landlord, an amount equal to two-
hundred-fifty percent (250%) of the Base Rent required to be paid under this Lease
immediately prior to the expiration or termination of the Term as applied to any period in
which Tenant shall remain in possession after expiration or sooner termination of this
Lease. Otherwise, such holding over shall be on the terms and conditions set forth in this
Lease as far as applicable. Landlord may, but shall not be required to, and only on
written notice to Tenant after the expiration of the Term hereof, elect to treat such
holding over as an extension of the Term on a month-to-month basis for an additional
period of up to one (1) year (as Landlord shall so elect), to be on the terms and conditions
set forth in this Lease and at the rental as specified in this Paragraph 17b.

         18.    ESTOPPEL CERTIFICATES. Tenant shall, from time to time, upon
written request of the Landlord, execute, acknowledge and deliver to the Landlord party
or its designee a written statement stating the date this Lease was executed and the date it
expires; the date Tenant entered into occupancy of the Demised Premises; the amount of
minimum Base Rent and the date to which such Base Rent has been paid; and certifying
that this Lease is in full force and effect and has not been assigned, modified,
supplemented or amended in any way; that this Lease represents the entire agreement
between the parties and to this leasing; that all conditions under this Lease to be
performed by Landlord have been satisfied; that on the specified date there are no
existing defenses or offsets which either party has against the enforcement of this Lease
by the other; that no Rent has been paid in advance (or specifying any Rent that has been
so paid); and any other requested matter affecting this Lease and any statements by
Tenant affecting the correctness of the requested statements ("Estoppel Certificate"). It is
intended that any such statement delivered pursuant to this Section 18 may be relied upon
by a prospective purchaser of Landlord's interest or a mortgagee of Landlord's interest or
assignee of any mortgage upon Landlord's interest in the Land.

        19.    IMPROVEMENTS, INSTALLATIONS OR OTHER
               ALTERATIONS BY TENANT.

                 a.      No Alterations. Tenant shall make no structural alterations,
 structural additions, structural installations or improvements in or to the Demised
Premises without Landlord's prior written consent in each instance obtained, such consent
not to be unreasonably withheld or delayed. Tenant's written requests for consent under
 this Section and Landlord's approval or disapproval (with an explanation of the reasons
for Landlord's disapproval) shall be made in accordance with the notice and deadline
requirements set forth in Section 8h of this Lease. Any such alterations, additions or
improvements shall (i.) be in accordance with complete plans and specifications ("Plans
and Specifications") approved by Landlord, which contain an improvement completion
date ("Improvement Completion Date") (ii) be performed in a good and workmanlike
manner (iii) be in compliance with all applicable laws, including all fire, safety, zoning
and electrical codes, and all federal, state and local laws, regulations and ordinances,
including without limitation the ADA, and the Division of Aviation's standards for
Northeast Philadelphia Airport, and all permit and government approval requirements
("Permits") and the terms and conditions of this Lease, including the Land Use Controls
in Exhibit B, (iv) be made only by contractors or mechanics approved by Landlord and
who (A) carry general liability, auto liability, property damage, and other required
insurance in the type and amount reasonably acceptable to Landlord's Risk Manager and
(B) have filed lien-bonds, lien waivers or the like in such form as is acceptable to
Landlord in Landlord's sole discretion and (C) for any construction which exceeds FIVE
HUNDRED THOUSAND DOLLARS ($500,000.00) obtain and deliver to Landlord, at
no cost to Landlord, performance and payment bonds in amounts equal to one hundred
percent (100%) of the amount of the construction contract in a form and from such
companies that are acceptable to Landlord, at Landlord's sole and absolute discretion, (v)
be made at Tenant's sole expense and at such times and in such manner as Landlord may
from time to time designate and (vi) become part of the Demised Premises and the
property of Landlord at the end of the Term. Unless otherwise stated in Landlord's
consent, Landlord reserves the right to condition its consent by requiring that such
structural alterations, structural additions or improvements placed in or upon the Demised
Premises by Tenant, or portions thereof, be removed by Tenant at Tenant's expense prior
to the expiration of the Term.

              b.      Tenant's Removable Property. All articles of personal property
and all business fixtures, machinery, equipment and furniture owned or installed by
Tenant or solely at its expense in the Demised Premises ("Tenant's Removable Property")
shall remain the property of Tenant and may be removed by Tenant at any time prior to
the expiration of this Lease, provided that Tenant, at its expense, shall repair any damage
to Demised Premises caused by any such installation or removal.

                c.      No Mechanic's Lien. In no event shall Landlord be liable for any
labor or materials furnished or to be furnished to Tenant upon credit, and no mechanic's
or other lien for any such labor or materials shall attach to or affect the reversion or other
estate or interest of Landlord in or to the Demised Premises. Whenever and as often as
any mechanic's lien shall have been filed against the Tenant's Removable Property based
upon any act or interest of Tenant or of anyone claiming through Tenant, Tenant shall
forthwith take such action by bonding, deposit or payment as will remove or satisfy the
lien.

              d.     Labor Compatible. In the course of any work being performed
by Tenant, including without limitation the "field installation" of any of Tenant's
Removable Property, Tenant agrees to use labor compatible with that being employed by
Landlord for work in or on the Airport or other buildings owned by Landlord, and not to
employ or pennit to use any labor or otherwise take any action which might result in a
labor dispute involving personnel providing services in or on the Airport or other
properties owned or managed by Landlord or its affiliates.

                 e.     Increase in Taxes. If Tenant shall make or cause to be made at its
own expense any alteration, addition or improvement to the Demised Premises which
shall result in an increase in the Taxes then Tenant shall pay, in addition to the Rent and
other charges, the entire increase in such Taxes attributable to such alteration, addition or
improvement.

               f.      Landlord shall have the right, upon reasonable oral or written
notice to Tenant (or without any notice whatsoever in case of emergency), to enter upon
the Premises for the purpose of inspecting the alterations, installations additions or
improvements and/or of ensuring that Tenant's construction complies with the Plans and
Specifications, and to reject any such construction which does not so conform.

                 g.      Within ninety (90) days aAer the alterations, installations additions
or improvements are completed, Tenant shall deliver to Landlord "As-Built" drawings of
all alterations, additions or improvements on CD-rom disk and hard copy.

                h.      In all respects, the alterations, installations additions or
improvements (A) shall conform with all fire, safety, zoning and electrical codes and all
federal, state and local laws, regulations and ordinances pertaining thereto, including
without limitation the ADA and all Division of Aviation standards for Northeast
Philadelphia Airport and the Demised Premises, (B) shall be completed in accordance
with all industry standards, and (C) shall be free and clear of any mechanics' or
materialmen's liens or similar liens or encumbrances.
               1.      Immediately following the Execution Date, if in its possession,
Tenant shall furnish to Landlord copies of Plans and Specifications showing all work
done at the Demised Premises from October 9, 1996 through the date this Agreement is
executed.

        20.    NET LEASE. It is the intention of Landlord and Tenant that this is a
"net-net-net" lease pursuant to which Rent payable hereunder shall be an absolutely net
rent to Landlord for the Term of this Lease, undiminished by Taxes or any other charges,
and except as otherwise expressly stated herein, any and all costs and expenses related to
the Demised Premises and the use thereof shall be the sole responsibility and obligation
of Tenant.

       2 1.    ENVIRONMENTAL MATTERS.

       A.      Environmental Definitions.

                (0      "Hazardous Substance" shall mean (i) asbestos, flammables,
volatile hydrocarbons, industrial solvents, explosives, hazardous chemicals, radioactive
material, oil, petroleum, petroleum products or by products, crude oil, natural gas, natural
gas liquids, hazardous chemical gases and liquids, volatile or highly volatile liquids,
andlor synthetic gas, and shall include, without limitation, substances defined as
"hazardous substances", "hazardous materials", "hazardous waste", "toxic substances",
"pollutants", or "contaminants", as those terms are used in any Environmental Law or at
Common Law, and (ii) any and all other materials or substances that any governmental
agency or unit having appropriate jurisdiction shall determine in generally applicable
regulations from time to time are hazardous, harmful, toxic, dangerous or otherwise
required to be removed, cleaned-up, or remediated.

                 (ii)   "Environmental Law" as used in this Lease shall mean all current
and future federal, state, and local environmental safety or health laws, statutes, rules,
regulations, ordinances, orders, or common law including, but not limited to, reported
decisions of any state or federal court and shall include, but not be limited to, the
Occupational Safety and Health Act of 1970, as amended (29 U.S.C. 4 651 et seq.),the
Comprehensive Environmental Response, Compensation and Liability Act of 1980, as
amended (42 U.S.C. 5 9601 et seq.); the Resource Conservation and Recovery Act, as
amended (42 U.S.C. 5 6901 et seq.); the Toxic Substances Control Act, as amended, (15
U.S.C. $ 2601 et seq.); the Hazardous Materials Transportation Act, as amended (49
U.S.C. $ 1801 et se~.);the Clean Air Act, as amended, (42 U.S.C. tj 7401 et seq); the
Clean Water Act, as amended (33 U.S.C. tj 1251 et seq.); the Oil Pollution Act of 1990,
as amended (33 U.S.C. 5 2701 et seq.); the Safe Drinking Water Act, as amended (42
U.S.C. 5 1251 et seq.); the Pennsylvania Solid Waste Management Act, as amended (35
P.S. 5 6018.101 et seq.); the Pennsylvania Hazardous Sites Cleanup Act, as amended (35
P.S. 5 6020.101 et seq.); the Pennsylvania Clean Streams Law, as amended (35 P.S. §
69 1.1 et seq.); the Pennsylvania Underground Storage Tank and Spill Prevention Act 35
P.S. 56021.10, et seq.; and the Pennsylvania Hazardous Material Emergency Planning
and Response Act, as amended (35 P.S. 4 6022.101 et seq.), as any of the foregoing may
hereinafter be amended; any rule or regulation promulgated pursuant thereto, and any
other present or future law, ordinance, rule, regulation, permit or permit condition, order
or directive addressing environmental, health, or safety issues of or by the federal
government or the Commonwealth of Pennsylvania or other political subdivision thereof,
including any agency, court or body exercising executive, legislative, judicial, regulatory
or administrative powers.

                (iii) For the purposes of this Environmental Matters Section, the
Demised Premises shall include the real estate covered by this Lease; all improvements
thereon; all fixtures or personal property used in connection with the lease or located on
the Premises, including any underground storage tanks, or other storage tanks, pumps,
waste oil apparatus or related lines.

       B.      Environmental Compliance.

                (i)      Tenant's conduct and operations shall at all times be in compliance
with all federal, state, and local statutes, ordinances, regulations, and orders now existing
or hereafter enacted by any applicable authority or requirements of common law,
including, but not limited to Environmental Laws, as defined herein. Tenant shall obtain
all permits, licenses, or approvals and shall make all notifications as required by law.
Tenant shall at all times comply with the terms and conditions of any such permits,
licenses, approvals, or notifications. In addition, Tenant shall take similar precautions in
connection with materials and substances used in Tenant's operations on the Premises
which even if not regulated by law or requirements as aforesaid, may or could pose a
hazard to the environment or the health or safety of the current or future occupants of the
Premises, or the owners or occupants of property adjacent to or in the vicinity of the
Premises ("Restricted Activities").

               (ii)   In accordance with the approvals and notifications required under
this Environmental Matters Section, Tenant shall not install any storage tanks, including
but not limited to underground storage tanks, pumps, waste oil apparatus or related lines
without the Lessor's consent.

               (iii)   Tenant shall immediately provide to Landlord copies of:

                     (a)   applications or other materials submitted to                 any
governmental agency in compliance with the Environmental Laws;

                      (b)     any notification submitted to any person pursuant to the
Environmental Laws with respect to the existence of a potentially adverse environmental
impact of a condition on the Premises or related proceedings;

                      (c)     any permit, license, approval, or            amendment or
modification thereto granted pursuant to the Environmental Laws;
                       (d)   upon Landlord's request at reasonable times any record or
manifest required to be maintained pursuant to the Environmental Laws;

                      (e)    any notice of violation, summons, order, complaint, or any
correspondence threatening or relating to any of the foregoing received by Tenant
pertaining to compliance with the Environmental Laws or in connection with Restricted
Activities; and

        C.     Site Contamination. Tenant shall not cause contamination of the
Premises arising from Restricted Activities or by Hazardous Substances within the
meaning of the Federal Comprehensive Environmental Response, Compensation and
Liability Act, 42 U.S.C. 779601-9657, as amended by the Superfund Amendments and
Reauthorization Act of 1986, Pub. L. No. 99-499, 100 Stat. 1613 (Oct. 17, 1986),
"regulated substances" as defined in Title I of the Federal Resource Conservation and
Recovery Act, 42 U.S.C. 1176991-6991i, as amended by Paragraph 205 of the Superfund
Amendments and Reauthorization Act of 1986, and "hazardous waste" as defined under
the Pennsylvania Solid Waste Management Act, 35 Pa. Stat. Ann. 776018.101 to
6018.1003 (Purdon Supp. 1986), as amended from time to time, or any laws which may
be enacted in the hture concerning protection of the environment by federal, state or
local govemmental authorities. Tenant shall at all times handle Hazardous Substances,
regulated substances, hazardous wastes and materials, as well as all other materials and
substances in connection with Restricted Activities in a manner which will not cause risk
of contamination of the Premises. For purposes of this Section 21, the term
"contamination" shall mean the uncontained presence of Hazardous Substances, regulated
substances, hazardous wastes or materials, or damage resulting from Tenant's activities at
the Premises or arising from the Premises.

        D.      Indemnification. In addition to all other remedies available to Landlord
under this Agreement, at law or in equity, Tenant shall indemnify, defend and save
harmless the Landlord, its officials, officers, agents, boards, commissions, employees,
successors and assigns from and against any and all claims (environmental or otherwise),
causes of action, liabilities, damages, impairments, penalties, fines or losses, whether
civil or criminal, (collectively, "Indemnified Environmental Claims"), including but
not limited to, any and all expenses Landlord may incur in complying with any
Environmental Laws (including the costs of inspection, testing or audit), penalties or
fines imposed by any governmental agency, or the expense of remediating, cleaning up or
disposing of any Hazardous Substance or regulated materials at the Premises, and all
legal expenses and fees incidental to the investigation, litigation and defense of any
Indemnified Environmental Claims, including but not limited to legal fees, court costs,
expert witness andlor consultant fees (and any costs related thereto), and any costs
relating to or arising from aggravation of or contribution to any pre-existing condition
(collectively, "Environmental Damages"), that arises from or is caused by the acts or
omissions of the Tenant, its agents, employees, licensees, invitees, or any other persons
or entities acting by, through, under, or on behalf of Tenant at the Demised Premises.
The foregoing indemnity shall survive the expiration or earlier termination of this Lease.
        E.      Environmental Removal and Disposal by Tenant. Tenant shall be
responsible for the proper removal and disposal of all Hazardous Substances or other
regulated materials as defined by, or as will be defined by local, State and Federal
Regulations (whichever is applicable) generated by Tenant, resulting from or arising from
Tenant's activities or operations at the Demised Premises. Such removal and disposal
shall include, but not be limited to, Tenant manifesting such regulated substances under
Tenant's assigned Environmental Protection Agency Identification Number and ensuring
that removal of such regulated materials from the Demised Premises and the Airport is
accomplished in accordance with Local, State and Federal regulations and guidelines.
Additionally, Tenant shall be solely responsible for environmental contamination that
impacts the Premises as a result of the improper storage, handling or leakage of any
substances stored at or transported to the Demised Premises by Tenant, its agents,
employees, licenses, invitees, or any other persons or entities acting by, through, under,
or on behalf of Tenant. Upon Termination of this Settlement Lease for any reason,
Tenant shall also be responsible for the safe and proper removal of all regulated
substances generated by Tenant, its agents, employees, licensees, invitees, or any other
persons or entities acting by, through, under, or on behalf of Tenant at the Demised
Premises.

       F.      Inspection. Landlord may, at reasonable times after reasonable advance
notice and in the presence of an employee or agent of Tenant, except in the event of an
emergency, in which case no notice shall be necessary, enter the Premises to conduct
reasonable inspections, tests, samplings, audits or other investigations in comection with
Tenant's obligations under the provisions of this Section 21.

       G.      Remedies.

               (i)     Tenant's breach of any provision of this Section 21 shall be a
material event of default under this Lease and the Landlord shall be entitled to exercise
any and all remedies as set forth in this Lease, at law or equity. Nothing in this Section
21 shall be construed or deemed to limit any remedies which Landlord may have against
Tenant hereunder, at law or equity.

               (ii)   The parties recognize that no adequate remedy at law may exist for
a breach of this Section 21. The parties agree that the Landlord, in its sole discretion,
may obtain specific performance by Tenant of any provision of this Section 21.

       H.      Preexisting Conditions.

               (i)     As of the date hereof, without any independent investigation, the
Landlord is aware of no preexisting environmental conditions on the Land, except that
Landlord has notified Tenant of proposed monitoring and testing by Shell Oil Products
US ("Shell Oil7') or its agent for potential contamination from an underground gasoline
storage tank at 9980 Roosevelt Boulevard, Philadelphia, PA, which is a Texaco service
station. The parties expressly agree that Landlord assumes no responsibility or liability to
Tenant for any contamination resulting &om, caused by, contributed to, or aggravated by
    third parties, including but not limited to Shell Oil, its agents, contractors,
subcontractors, franchisees, subsidiaries or affiliates.

                 (ii)     Tenant may, at its sole cost and expense, hire a consultant subject
to the Landlord's review and approval (such approval not to be unreasonably withheld) to
conduct such tests, investigations and studies on the Premises as it deems necessary to
determine the environmental condition thereof or to confirm the environmental condition
as set forth in the first sentence of this Section.

                (iii) Upon the discovery of any Hazardous Substance, Tenant shall have
the duty immediately to: (1) cease andlor appropriately modify all activities and
implement all appropriate safety, health and environmental controls and precautions and
(2) notify the Landlord of the situation.

               (iv) The parties expressly agree that Landlord shall not be responsible
for any pre-existing conditions caused, contributed to or aggravated by Tenant or any
previous tenant or subtenant of the Premises or any third parties. Nothing in this
Agreement shall waive, or be construed to waive, any power or authority, privilege or
defense, immunities or limitations of the Landlord under all applicable laws, including
but not limited to Act No. 142,42 Pa. C.S.A 44 8501, et seq.

               (v)    Tenant shall provide reasonable access to Landlord, it agents and
contractors, to the Premises for the purpose of inspecting, cleaning up, controlling or
otherwise remediating preexisting Hazardous Substances.

       I.      No Third Partv Rights. This Section shall create no third party interests
or causes of action and the Landlord expressly reserves the right to compel any party
responsible for such preexisting environmental conditions to remediate at its own cost
and expense.

       J.      Survival. The provisions of this Section 21 shall survive the termination
of Tenant's tenancy or of this Lease. No subsequent modification or termination of this
Lease by agreement of the parties or otherwise shall be construed to waive or to modify
any provision of this Section 21 unless the termination or modification agreement or
other document so states in writing.

       K.      End of Occu~ancv.Upon the vacating of any portion of the Premises by
Tenant, Tenant shall obtain, pursuant to specifications approved by the Landlord (which
approval shall be given or not given in a legally permissible manner and in a manner
reasonable for the exercise of the Landlord's municipal function), an environmental
assessment of the portion of the Premises being vacated by Tenant at the Tenant's sole
expense. Any environmental contamination disclosed in the environmental assessment
prepared at the termination of the Lease not also disclosed in any environmental
assessment prepared prior to the Commencement Date at Tenant's sole cost shall be the
responsibility of the Tenant (unless Tenant can provide clear evidence that such
contamination existed prior to February 27, 1981) and the Tenant shall be obligated
promptly to effect the remediation of such environmental contamination and to have
prepared at the Tenant's expense a post-remediation environmental assessment by a
qualified professional environmental consultant acceptable to the Landlord substantiating
completion of such remediation in accordance with then applicable law and consistent
with industry standards. Tenant shall fbmish to the Landlord true and complete copies
of all environmental assessments of the Premises including copies of all sampling and
other data obtained as a result of the environmental assessments. Tenant shall provide
the Landlord reasonable advance notice of and shall grant the Landlord, its agents and
contractors, reasonable access to the Premises during any environmental assessment
activities and the right to accompany persons conducting any environmental assessments
and to monitor the same.

       22.     SIGNS. Except as already approved by Landlord prior to execution of
this Lease, Tenant shall not, without the prior written approval of Landlord, erect,
maintain or display any signs on the Demised Premises or on the grounds or exterior of
buildings on the Demised Premises. The term "signs" as used herein shall mean
advertising signs, billboards, identification signs or symbols, posters, inflatable
advertising balloons or any similar advertising devices. The size, location and design of
all such approved signs shall be consistent with the overall sign program established by
Landlord for the entire Premises. Prior to the erection, construction or placing of any
sign on the Premises or upon the Demised Premises (except the interior of any buildings),
Tenant shall submit to Landlord for approval drawings, sketches, design, and dimensions
of such signs. Any conditions, restrictions or limitations with respect to the use thereof
as stated by Landlord, in writing, shall become conditions of this Lease.

       23.     TENANT'S REPRESENTATIONS AND WARRANTIES.                           Tenant
represents and warrants to Landlord that:

               a.     Good Standing. Tenant is a corporation duly formed, validly
existing in good standing under the laws of the Commonwealth of Pennsylvania with the
power and authority to execute this Lease on behalf of and to bind DeSimone, Inc.
Tenant shall maintain its corporate existence in good standing in the Commonwealth of
Pennsylvania throughout the Term of this Lease.

              b.     No Violation. Neither the execution by Tenant of this Lease nor
the performance by Tenant of the terms hereof will conflict with or violate any other
agreement or instrument to which Tenant is a part or any writ, order or decree by which
Tenant is bound.

              c.     No Litigation. There is no litigation currently pending or
threatened which could adversely affect Tenant's ability to perform any of its obligations
hereunder.

       24.    NON-DISCRIMINATION

               a.     Local Requirements.
                       (j)    This Lease is entered into under the terms of the
Philadelphia Home Rule Charter and in the exercise of the privileges herein granted,
Tenant shall not discriminate nor permit discrimination against any person because of
race, color, religion, national origin, gender, sexual orientation, physical disability or
ancestry. Without limiting any other provision of this Lease, Tenant agrees to comply
with the Fair Practices Ordinance of the City of Philadelphia (Section 9-1100 of the
Philadelphia Code), as amended from time to time.

                        (ii)   Tenant covenants and agrees that in accordance with
Chapter 17-400 of the Philadelphia Code, payment or reimbursement of membership fees
or other expenses associated with participation by its employees in an exclusionary
private organization, insofar as such participation confers an employment advantage or
constitutes or results in discrimination with regard to hiring, tenure of employment,
promotions, terms, privileges or conditions of employment, on the basis of race, color,
religion, national origin, ancestry, sex, sexual orientation or physical disability constitutes
a substantial breach of this Lease entitling Landlord to all rights and remedies provided in
this Lease or otherwise available in law or equity.

                              A.      Tenant agrees to include the immediately preceding
paragraph, with appropriate adjustments for the identity of the parties, in all subcontracts,
which are entered into for work to be performed pursuant to this Lease.

                               B.     Tenant further agrees to cooperate with the
Commission on Human Relations of the City of Philadelphia in any manner which the
said Commission deems reasonable and necessary for the Commission to carry out its
responsibilities under Chapter 17-400 of the Philadelphia Code. Failure to so cooperate
shall constitute a substantial breach of this entitling Landlord to all rights and remedies
provided herein or otherwise available in law or equity.

               b.      Federal Requirements.

                        (i)    Tenant covenants and agrees that in order to confirm the
assurance required by the City of Philadelphia by Title VI of the Civil Rights Act of 1964
and by 49 CFR Part 21 of the regulations governing the U.S. Department of
Transportation ("DOT"), as amended, it will not, in its operation and use of the Premises,
discriminate nor permit discrimination against any person or group of persons on the
grounds of race, color, or national origin, or in any other manner prohibited by 49 CFR
Part 21. Noncompliance with this clause will constitute a material breach of this Lease;
therefore in the event of such noncompliance, Tenant hereby authorizes Landlord to take
such action as the Federal government may direct to enforce this covenant, and Tenant
also authorizes the Federal government to take appropriate action to enforce compliance,
including the right to seek judicial enforcement.

                      (ii)    Tenant covenants and agrees that it will undertake an
affirmative action program if required by 14 CFR Part 152, Subpart E, as amended from
time to time. Tenant assures that it will require that its covered suborganizations provide
assurances to the Tenant that they similarly will undertake affirmative action programs
and that they will require assurances from their suborganizations, as required by 14 CFR
Part 152, Subpart E, to the same effect.

       25.     SUPERVENING LAW.

                 a.      No Exclusive R i ~ h t .Nothing herein contained shall be construed
as granting or authorizing the granting of an exclusive right within the meaning of
Section 308 of the Federal Aviation Act or any other statute, ordinance, regulation or
policy of any governmental agency having jurisdiction over the Airport and/or the
activities that take place at the Airport or the Demised Premises.

               b.      Subordinate to United States A~reements. This Lease shall be
subordinate to the provisions of any existing or future agreement between Landlord and
the United States relative to the operation or maintenance of the Airport or the Demised
Premises, the execution of which has been or may be required by the provisions of the
Federal Aviation Act of 1958, as amended, or any future act affecting the operation or
maintenance of the Airport or the Premises.

               c.      Required Changes. In the event that the Federal Aviation
Administration requires, as a condition precedent to the granting of hnds for the
improvement of the Airport, modifications, revisions, supplements or deletions of any of
the terms, conditions or requirements of this Lease, then Tenant agrees that such changes
as may be reasonably required to enable Landlord to obtain said funds shall be permitted,
or Tenant shall have the option to Terminate this Lease if the change materially increases
Tenant's financial burdens or materially restricts Tenant's rights under this Lease. In
such event, Tenant shall be entitled to payment of the Termination Sum set forth in
Section 4c of this Lease for Airport Modifications.

       26.     QUIET ENJOYMENT.

                a.     Performance bv Tenant. Upon payment by Tenant of Rent and
upon the observance and performance by Tenant of all the terms, covenants, conditions,
provisions and agreements of this Lease on Tenant's part to be observed and performed,
Tenant shall peaceably and quietly hold and enjoy the Demised Premises for the Term of
this Lease without hindrance or interruption by Landlord or by any person or persons
lawfully claiming or holding by, through or under Landlord, subject, nevertheless, to the
terms, covenants, conditions and provisions of this Lease, to all other agreements,
conditions, restrictions and encumbrances of record and to all mortgages, installment sale
agreements and underlying leases of record to which this Lease is, or shall become
subject and subordinate.

             b.      Landlord's Right to Enter. Notwithstanding the provisions of
Paragraph 26a., Landlord shall have the right, upon reasonable oral or written notice to
Tenant (or without any notice whatsoever in case of emergency), to enter upon the
Demised Premises for the purpose of inspecting same andlor of making any repairs
thereto and performing any work thereon (including any which may be necessary by
reason of Tenant's failure to make any repairs or perform any maintenance work required
to be performed by Tenant, and also including the right to install, maintain, repair,
replace or remove water or sewer pipes, electrical lines, gas pipes, or any other utilities or
services on the Demised Premises). Except in case of emergency, the privilege and right
of entry shall be exercised at reasonable times and at reasonable hours, and without
unreasonable interruption or disruption to Tenant's activities and operations in the
Demised Premises.

               INDEMNIFICATION, HOLD HARMLESS, LIABILITY.

                a.      Indemnity. Tenant shall indemnify and hold harmless Landlord,
its agents, employees, boards, and commissions fiom and against any and all suits,
claims, causes of action, liabilities, losses, costs and expenses (including without
limitation, attorneys' fees) of every kind (except those arising fiom the sole negligence or
willful misconduct of Landlord) relating to or arising in connection with:

                       (i)      Any act or omission of Tenant, its agents, directors,
officers, owners, employees, members, contractors, subcontractors, Tenant, tenants,
subtenants, or invitees in, on or about the Demised Premises, or in, on or about any street,
alley, sidewalk, curb or passageway, the primary purpose of which is to provide access
to, or use of, the Demised Premises;

                     (ii)    Any use, nonuse, possession, occupation, condition,
operation, maintenance, construction, or management of the Demised Premises;

                       (iii) Any accident, injury, death or damage to any person or
property or any other occurrence;

                               A.      in or on the Demised Premises; or

                             B.      in or on any street, sidewalk, curb or passageway,
the primary purpose of which is to provide access to, or use of the Demised Premises;

                       (iv) Any accident, injury, death or damage to any person or
property at the Demised Premises caused, in whole or in part, by Tenant, its agents,
directors, officers, owners, employees, members, contractors, subcontractors, licensees,
tenants or subtenants;

                     (v)     Any breach, violation or nonperformance of any covenant,
term or condition of this Lease to be performed or observed by Tenant, or of any
agreements or record concerning the Demised Premises, or of any restrictions of record
or of any laws, ordinances, statutes, rules, codes or regulations, affecting the Demised
Premises, or any part of the Demised Premises, or the ownership, occupancy or use
thereof;
                      (vi) Any encroachment of Improvements made by Tenant upon
property adjoining the Demised Premises; and

                        (vii)   Any tax attributable to the execution, delivery or recording
of this Leasekicense.

              b.      Defense of Proceedings. In case any action or proceeding is
brought against Landlord by reason of any matter referred to in this Section 27, Tenant,
upon written notice from Landlord, shall at Tenant's sole cost and expense, resist or
defend such action or proceeding by counsel, who shall be approved by Landlord.

               c.     No Waiver. Notwithstanding anything contained in this Lease to
the contrary, nothing in this Lease shall waive, or be construed to waive, any power or
authority of Landlord under all applicable laws, ordinances, statutes, rules and
regulations.

               d.      Survival of Obligations. The provisions of this Section 27 as they
apply to occurrences, or actual or contingent liabilities arising during the Term of this
Lease shall survive the expiration or any earlier termination of this Lease.

                 e.    Application of Environmental Obligations. Except as otherwise
set forth in this Agreement, the indemnification and liability to the Landlord by Tenant as
set forth above, shall also apply to any and all environmental matters attributable to acts
or omissions of Tenant, its employees, officers, agents, affiliates, contractors,
subcontractors and any one performing activities or operations on behalf of Tenant at the
Demised Premises and shall also include but not be limited to Tenant's duty to pay any
fines and satisfy any punitive measures imposed upon Landlord by governmental
agencies and Tenant's duty to pay Landlord for any costs or liability incurred by
Landlord in connection with safety measures, containment and/or clean-up of
environmental matters.

                f.     Application to Security Matters. Tenant's indemnification of
and liability to the Landlord, as set forth above, shall also apply to any and all security
matters and shall include but not be limited to Tenant's duty to pay any fines and satisfy
any punitive measures imposed upon Landlord by the TSA, FAA and any other
governmental agencies in connection with breaches of security rules and regulations, by
Tenant or its employees, officers, agents, affiliates, contractors, subcontractors and any
one performing activities or operations on behalf of Tenant at the Demised Premises .

       28.    BROKERAGE. Tenant represents and warrants that Tenant has dealt
with no broker or agent in connection with the consummation of this Lease. Landlord
represents and warrants that Landlord has dealt with no broker or agent in connection
with the consummation of this Lease.
        29.    LANDLORD STATUS. Landlord's obligations hereunder shall be
binding upon Landlord only for a period of time that Landlord is in ownership of the
Demised Premises; and, upon termination of that ownership, Tenant, except as to any
obligations which have then matured, shall look solely to Landlord's successor in interest
in the Demised Premises for the satisfaction of each and every obligation of Landlord
hereunder. Landlord shall have no personal liability under any of the terms, conditions or
covenants of this Lease and Tenant shall look solely to the equity of the Landlord in the
Demised Premises and no other assets for the satisfaction of any claim, remedy or cause
of action accruing to Tenant.

        30.    NOTICES. All notices, requests and other communications under this
Agreement shall be effectively given only if in writing and sent by United States
registered or certified mail, return receipt requested, postage prepaid, or by a nationally
recognized and receipted overnight courier service (such as Federal Express)
guaranteeing next business day delivery, addressed as follows:

               If intended for Landlord:

               Division of Aviation
               Terminal E
               Philadelphia International Airport
               Philadelphia, PA 19153
               Attention: Director of Aviation

               with a copy to:

               City of Philadelphia Law Department
               1515 Arch Street
               16th Floor
               Philadelphia, PA 19102
               Attention: Divisional Deputy City Solicitor - Transportation

               If intended for Tenant:

               DeSimone, Inc.
               11295 Roosevelt Boulevard
               Philadelphia, PA

               with a copy to:

               Blank Rome LLP
               One Logan Square
               Philadelphia, PA 19103
               Attention: Peter J. Soloff
or to such other addresses of which Landlord or Tenant shall have given notice as herein
provided. All such notices, requests and other communications shall be deemed to have
been sufficiently given for all purposes hereof on the third (3rd) business day after proper
mailing thereof (in the case of United States registered or certified mail) or on the date of
the delivery thereof to a courier service as aforesaid, and may be given on behalf of either
party by its counsel.

        3 1.   CERTIFICATION OF NON-INDEBTEDNESS.

               a.     Tenant not indebted. Tenant hereby certifies and represents that
Tenant is not currently indebted to Landlord and will not at any time during the term of
this Lease (including any extensions or renewals thereof) be indebted to Landlord, for or
on account of any delinquent taxes (including, but not limited to, taxes collected by
Landlord on behalf of the School District of Philadelphia), liens, judgments, fees or other
debts for which no written agreement or payment plan satisfactory to Landlord has been
established. In addition to any other rights or remedies available to Landlord at law or in
equity, Tenant acknowledges that any breach or failure to conform to this certification
may, at the option of Landlord, result in the withholding of payments otherwise due to
Tenant and, if such breach or failure is not resolved to Landlord's satisfaction within a
reasonable time frame specified by Landlord in writing, may result in the offset of any
such indebtedness against said payments andlor the termination of this Lease for default
(in which case Tenant shall be liable for all excess costs and other damages resulting
&om the termination).

              b.      Requirement for subcontractors. Tenant shall require all
subcontractors performing work in connection with this Lease to be bound by the
following provision and Tenant shall cooperate fully with Landlord in exercising the
rights and remedies described below or otherwise available at law or in equity:

                       "Subcontractor hereby certifies and represents that Subcontractor
and ~ubcontractor's  parent company(ies) and subsidiary(ies) are not currently indebted to
Landlord and will not at any time during the term of Tenant's Lease with Landlord,
including any extensions or renewals thereof, be indebted to Landlord, for or on account
of any delinquent taxes (including, but not limited to, taxes collected by Landlord on
behalf of the School District of Philadelphia), liens, judgments, fees or other debts for
which no written agreement or payment plan satisfactory to Landlord has been
established. In addition to any other rights or remedies available to Landlord at law or in
equity, Subcontractor acknowledges that any breach or failure to conform to this
certification may, at the option and direction of Landlord, result in the withholding of
payments otherwise due to Subcontractor for services rendered in connection with the
Agreement and, if such breach or failure is not resolved to Landlord's satisfaction within
a reasonable time & m e specified by Landlord in writing, may result in the offset of any
such indebtedness against said payments otherwise due to Subcontractor andlor the
termination of Subcontractor for default (in which case Subcontractor shall be liable for
all excess costs and other damages resulting from the termination)."
                NORTHERN IRELAND.

              a.      In accordance with Section 17-104 of The Philadelphia Code,
Tenant by execution of this Lease certifies and represents that it currently is and will
during the term of this lease continue to be, in compliance with the fair employment
principles embodied in the MacBride Principles (i) Tenant (including any parent
company, subsidiary, exclusive distributor or company affiliated with Tenant) does not
have, and will not have at any time during the term of this Lease (including any
extensions thereof), any investments, licenses, franchises, management agreements or
operations in Northern Ireland or (ii) no product to be provided to the City under this
Lease will originate in Northern Ireland unless Tenant has implemented the fair
employment principles embodied in the MacBride Principles.

               b.       In the performance of this Lease, Tenant agrees that it will not
utilize any suppliers, subcontractors or subconsultants at any tier (i) who have (or whose
parent, subsidiary, exclusive distributor or company affiliate have) any investments,
licenses, franchises, management agreements or operations in Northern Ireland or (ii)
who will provide products originating in Northern Ireland unless said supplier,
subconsultant or subcontractor has implemented the fair employment principles
embodied in the MacBride Principles. Tenant fkrther agrees to include the provisions of
this subparagraph (b), with appropriate adjustments for the identity of the parties, in all
subcontracts and supply agreements which are entered into in connection with the
performance of this Lease.

               c.      Tenant agrees to cooperate with the City's Director of Finance in
any manner which the said Director deems reasonable and necessary to carry out the
Director's responsibilities under Section 17-104 of The Philadelphia Code. Tenant
expressly understands and agrees that any false certification or representation in
connection with this Section 32 andlor any failure to comply with the provisions of this
Section 32 shall constitute a substantial breach of this Lease entitling the City to all rights
and remedies provided in this Lease or otherwise available in law (including, but not
limited to, Section 17-104 of The Philadelphia Code) or equity. In addition, it is
understood that false certification or representation is subject to prosecution under Title
18 Pa.C.S.A. Section 4904.

       33.     MISCELLANEOUS PROVISIONS.

                 a.     Force Maieure. Landlord and Tenant shall be excused for the
period of any delay in the performance of any obligations hereunder when prevented
from so doing by cause or causes beyond their control which shall include, without
limitation, all labor disputes, inability to obtain any material or services, civil commotion
or Acts of God.

               b.      No Recordation. This Lease shall not be filed or recorded in any
office of public record. The parties expressly agree that the original PAID Lease and all
subsequent Subleases and Assignments, which have previously been recorded for the
Demised Premises, shall be promptly withdrawn from all appropriate County records.

                c.      Successors. The respective rights and obligations provided in this
Lease shall bind and shall inure to the benefit of the parties hereto, their legal
representatives, heirs, successors and assigns, provided, however, that no rights shall
inure to the benefit of any successors of Tenant unless Landlord's written consent for the
transfer to such successor has first been obtained as provided in Section 9.

               d.    Governing Law. This Lease shall be construed, governed and
enforced in accordance with the laws of the Commonwealth of Pennsylvania.

                e.     Severability. If any provisions of this Lease or portions thereof
shall be held to be invalid, void or unenforceable, the remaining provisions of this Lease
or portions thereof shall in no way be affected or impaired and such remaining provisions
or portions thereof shall remain in fill force and effect.

               f.      Captions. Any heading preceding the text of the several Sections,
Paragraphs and subparagraphs hereof are inserted solely for the convenience of reference
and shall not constitute a part of this Lease, nor shall they affect its meaning, construction
or effect.

                go      Certain Definitions. As used in this Lease, the word "person"
shall mean and include, where appropriate, an individual, corporation, partnership or
other entity; the plural shall be substituted for the singular, and the singular for the plural
where appropriate; and words of any gender shall mean and include any other gender.

                h.      Waiver of Jury Trial. It is mutually agreed that Landlord and
Tenant hereby waive trial by jury in any action, proceeding or counterclaim brought by
either of the parties hereto against the other as to any matters arising out of or in any way
connected with this Lease.

               1.     Records. In accordance with applicable FAA regulations, all
records concerning the Airport are subject to inspection by any duly authorized agent of
the United States Secretary of Transportation upon reasonable request.

               j.      Time of the Essence. It is expressly understood and agreed that
with respect to all responsibilities, covenants and conditions of Tenant herein, time is of
the essence of this Lease. All payments are due by 4;00p.m. on the due date. Any
payment submitted by Tenant to cure a financial default must be received no later than
4:00 p.m. on the final day of the cure period or such payment will not be accepted by
Landlord as a cure of the default.

               k.    Entire Agreement. This Lease (including the Exhibits and any
Riders hereto) contains all the agreements, conditions, understandings, representations
and warranties made between the parties hereto with respect to the subject matter hereof
and supersedes all prior negotiations and proposals (either written or oral), except the
Settlement of August 5, 2003 in DeSimone, Inc., et. al. vs. City of Philadelphia and the
Philadelphia Authority for Industrial Development C.C.P. Phila. County, November
Term, 2001 No. 0207. This Lease may not be modified or terminated orally or in any
manner other than by an agreement in writing signed by both parties hereto or their
respective successors in interest.



                        [INTENTIONALLY LEFT BLANK]
       IN WITNESS WHEREOF, the parties hereto have caused this Lease to be
executed by their duly authorized officers or representatives as of the day and year first
above written.

                                                    LANDLORD:
                                                    THE CITY O F PHILADELPHIA,
                                                    acting through its Department of
                                                    Commerce, Division of Aviation

Approved as to form
Romulo Diaz, Jr., City Solicitor




                                                    By:

    /senior   Attorney                                    Director of Commerce



                                                            TENANT:
                                                            DESIMONE, INC.



Witness:


-
(Corporate Seal)
       IN WITNESS WHEREOF, the, parties hereto have                  caused this Lease to be
executed by their                                                                 c
                       duly authorized officers or representatives as of the day m ! yerr first
above written.
                                                         LANDLORID:
                                                         THE CITY OF PIBILADELPRIA,
                                                         achg throu$I its Departmat of
                                                         Commerce, Division ofAviation

Approved as to foxm
Romulo Diaz, Jr., City Solicitor




                                                        By:
                                                              ~&hanieNNaoff




-
(Cotpoxate Seal)   -
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                   :          j/col       ts t . 5 ~rirst ;~r.ticnc.?. pain'. a d p l a c e of beginning.
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 A a * jo osca I JO .JIL.;     'c*r,ti UI~I UI u )! JPU IUI J > s ) ~OU OF I 1 PUS O J W l   1            3b
(h)   Occupants s h a l t landscapo a l l proparty, n o t lmprovad w l t h b ~ l l d l n g ~
      or p~rklng        aroas, l n c i u d l n g property botwnon proporty l l n o and c u r b
      I l n o , w l t h troos, shrubs and crass, r o t a l n l n q as much a r poscllhlc
      the c x l s t l n g vogotatlon, I n accordance w i t h p l a n dpprovcd by PIm
      arid s h a l l m l n t a l n s a l d InnCScapod oroa I n a m n n o r t h a t c o n t r l b u t o s
      t o t h o a o s r h o r l c appaaraqco o t tho proporty;

(I)   Any outdoor storago s h a l l be locatod a t t h o r o a r o f tho 3u1161ng
      and s h a l l bo c o n p l o t o l y enclosod by m a i l s acco3tsblo t o P I E , In
      oraer t o scroen t>e vI6w o f Such storas0 f r m thnrofaros and a d j o l n l n g
      propertlor.      Extenolvo outdoor storay;o I s nor p c r n l t t o d .

(J)                 a
      E r t o ~ l o r d v s r t l s l n g s l q n s h a l l r o f o r o n l y t o thct cmpilny wcupy In#)
      the p m p o r t y and on'ly t o t h o products o r r,clrvicos C J f#lr~.d b.1 tho  ~
      cm?any.

(k) Thoro s h a l l ba no r a t slgn.
               . --
(I)                                                                                   n
      Tt~eres h a l l bo no sign w i t h f l n s h l n ~Iicjhtr,, . ~ r ~ l m ) t l ao r m t l o n .

(a) Only t w o slsnr, s h a l l bo porml t t o d on th41 pro:)r?rly.




                                                  EXHIBIT B
ELF\ :mas                                                                                   P h i l a d e l p h i a , PA
R/lO/Bl

                                        SUBLEASE AGREEMENT

         THIS SUBLEASE AGREEMENT made a n d e n t e r e d i n t o t h i s                                  day

of       Se.,=krn b e . c                ,   1 9 8 1 , by a n d b e t w e e n HOWARD JOHNSON COEIPANY,

a btaryland c o r p o r a t i o n ( h e r e i n a f t e r c a l l e d t h e "Sublessor"1 and

FRIENDLY ICE CREAEi CORPORP.TION, a M a s s a c h u s e t t s c o r p o r a t i o n ( h e r e i n -

a f t e r c a l l e d t h e "Sublessee.")          .
                                               WITNESSETH:
                                                                                       .Yr+:
                                                                                            4:
         1.     Description of Property:
        The S u b l e s s o r , f o r and i n c o n s i d e r a t i o n o f t h e r e n t h e r e i n
r e s e r v e d t o b e pa%d by t h e S u b l e s s e e , and i n c o n s i d e r a t i o n o f t h e


by t h e S u b l e s s e e , d o e s h e r e b y l e a s e ,     let, and demise u n t o t h e

S u b l e s s e e , a n d t h e S u b l e s s e e h e r e b y h i r e s from t h e S u b l e s s o r t h e
p r e m i s e s r e f e r r e d t o a s ' ! ~ r i e n d l y R e s t a u r a n t " d e s c r i b e d and l o c a t e d
on E x h i b i t S 1 e n t i t l e d " S u r v e y a n d L e g a l D e s c r i p t i o n afid L a y o u t P l z n a '
a t t a c h e d h e r e t o and made a p a r t h e r e o f , t o g e t h e r w i t h t h e r i g h t t o
c o n s t r u c t c e r t a i n improvements t h e r e o n i n accordance .with t h e terms

o f t h i s S u b l e a s e ( h e r e i n a f t e r ' r e f e r r e d t o a s "demised p r e m i s e s " ) .

        2.      Term o f Sublease:
        The t e r m o f t h i s S u b l e a s e s h a l l c o n s i s t o f a p r e l i m i n a r y and

s e c o n d a r y term as f o l l o w s :
         (a)     T h e p r e l i m i n a r y t e r m s h a l l commerlce on t h e e f f e c t i v e . d a t e
o f t h i s S u b l e a s e a n d s h a l l t e r m i n a t e a b s o l u t e l y on O c t o b e r 2 5 , 1 9 8 1 .
         (b)     T h e s e c o n d a r y t e r m o f t h e S u b l e a s e ' s h a l l commence on t h e

e a r l i e r t o o c c u r of t h e f o l l o w i n g :

         (i).    t h e o p e n i n g by S u b l e s s e e o f i t s b u s i n e s s . i n t h e demised.
                 preinises t o t h e g e n e r a l public; o r
                                                                                       CI
        ( i i ) O c t o b e r 26, 1981.

        Such d a t e s e t f o r t h i n S e c t i o n 2 ( b l        ( i l or 2(bl ( i i ) being herein-
a f t e r r e f e r r e d t o as " r e n t commencement d a t e " .

         (c)     The secondary ,term of t h i s Sublease s h a l l h e f o r t h e p c r i o d

o f 2 4 b c a l e n d a r months ( p l u s t h e p a r t i z l month, i f a n y ) b e g i n n i n g o n
.   .
                                                                 .
. t h e r e n t commencement d a t e , u n l e s s s o o n e r t e r m i n a t e d o r e x t e n z e d a s
                                                                      ,                                                    PO0347
        ' h e r e i n ' I;rovided.           a p a r t i e s ' h e r e t o a g r e e , upon de..       .d o f the o t h e r ,

         t o execute a w$itten:~eclaration,                         i n r e c o r d a b l e form, e x p r e s s i n g t h e
.   .   cornencement and t e r m i n a t i o n d a t e s 'of t h e term h e r e o f , when such

        comencern$nt d a t e h a s been d e t e r m i n e d .
                 (d)        S u b l e s s o r s h a l l perform s u b s t a n t i a l l y i n accordance w i t h
        i t s o b l i g a t i o n s s e t f o r t h i n E x h i b i t A,      " S u b l e s s o r ' s work" annexed        *


        hereto.            S u b l e s s e e s h a l l perform, a t ' . i t s own c o s t and expense, a l l

        o f S u b l e s s e e ' s work s e t f o r t h i n E x h i b i t B annexed h e r e t o , and s h a l l
        e q u i p i t s premises w i t h t r a d e f i x t u r e s , and a l l p e r s o n a l p r o p e r t y

        n e c e s s a r y o r p r o p e r f o r t h e o p e r a t i o n o f S u b l e s s e e ' s b u s i n e s s , an2
        s h a l l oPen f o r b u s i n e s s a s soon t h e r e a f t e r as r e a s ~ p a b l yp o s s i b l e .
                                                                                                Yt
                 (2)       The S u b l e s s e e , d u r i n g the p r e l i m i n a r y t e r m , s h a l l be
        p e r m i t t e d t o i n s t a l l f i x t u r e s and o t h e r equipment, and 60 o t h e r work,
        p r o v i d e d , however, t h a t such a c t i v i t i e s .of t h e S u b l e s s e e s h a l l n o t

        unreasonably i n t e r f e r e w i t h c o n s t r u c t i o n work b e i n g performed by t h e
        s u b l 6 s s o r o r t h e b u s i n e s s b e i n g o p e r a t e d by S u b l e s s o r .

                 (f)        ~ u b ' l e s s e es h a l l b e e n t i t l e d t o p o s s e s s i o n upon t h e
                       .       .
        commencement o f t h e ' p r e l i m i n a ' q          term.
                3.     Rent:
           ,    S u b l e s s e e covenants and a g r e e s t o .pay t o S u b l e s s o r , a t S u b l e s s o r ' s
        of fLce a t South Shore P l a z a , 250 G r a n i t e S t r e e t , B r a i n t r e e , Massachusetts

        02184, o r a t such o t h e r p l a c e a s S u b l s s s o r s h a l l from time t o time

        d e s i g n a t e i n w r i t i n g , commencing on t h e r e n t commencement d a t e and

        c o n t i n u i n g d u r i n g t h e secondary t e r m o f t h i s S u b l e a s e , minimum r e n t

        f o r s a i d demised p r e m i s e s a t t h e r a t e o f One Thousand Two Hundred

        P i f t e e n D o l l a r s , f o r t y - t w o c e n t s ($1,215.42) p e r c a l e n d a r month,

        and p r o p o r t i o n a t e l y a t such r a t e f o r any p a r t i a l month, which minimum
        r e n t a l s h a l l be p a i d monthly i n advance on t h e f i r s t day o f each and
        every c a l e n d a r month, during t h e t e r m h e r e o f , w i t h o u t any b r i o r demand

        t h e r e f o r e and w i t h o u t any d e d u c t i o n or s e t - o f f w h a t s o e v e r , e x c e p t a s

        s p e c i f i c a l l y provided f o r i n t h i s S u b l e a s e .

               4.      -r c e n t a g e
                       Pe                  Rent:

                (a)        1 n . a d d i t i o n t o t h e m.inj.rnm r e n t s p e c i f i e d i n A r t i c l e 3

        above, and a s p p r t of t h e t o t a l r e n t t o be p a i d by t h e sub.lessee t o
 # t h e S u b l e s s o r , S u b r e s s e e c o v e n a n t s and a g r e e s t o pay t o S u b l e s s o r

 a s a f o r e s a i d p e r c e n t a g e r e n t f o r e,ach l e a s e y e a r o f t h e term h e r e o f ,

 a sum e q u a l t o t h e amount, i f a n y , . b y which one and one-half                              percent

  (I+%) o f t h e g r o s s s a l e s , a s d e f i n e d i n E x h i b i t        C annexed h e r e t o and

 made a p a r t h e r e o £ , s h a l l exceed One M i l l i o n One Hundred Sixty-Seven
 Thousand D o l l a r s ($1,167,000.00).                     Anything t o t h e c o n t r a r y . h e r e i n
 c o n t a i n e d n o t w i t h s t a n d i n g , S u b l e s s e e s h a l l not b e o b l i g a t e d t o pay

 t h e i f o r e m e n t i o n e d p e r c e n t a g e r e n t t o S u b l e s s o r in' t h e e v e n t t h e

 combined g r o s s s a l e s made by t h e S u b l e s s e e from t h e demised premises

 and t h e .Sublessor' frdm i t s premiseas r e f e r r e d t o on E s h i b i t                     s1 a s
 The Ground Round R e s t a u r a n t , do n o t exceed TWO i l l i o h
                                                           ~
                                                             .
                                                                      Four Hundred
                                                                                     ,@<
 Thousand D o l l a r s ( $ 2 , 4 0 0 , 0 0 0 . 0 0 ) .         3
                                                                ':

          (b)     S u b l e s s e e a g r e e s , w i t h i n t h i r t y (30) d a y s a f t e r t h e @nd
 of e'ach l e a s e y e a r , t o c a u s e a s t a t e m e n t o£ t h e g r o s s s a l e s o f t h e
 s u b l e s s e e made a t , i n , on, a n d / o r from t h e demised p r e m i s e s f o r

 each l e a s e y e a r t o be c e r t i f i e d by i t s r e g u l a r a c c o u n t a n t o r a n y .

 c e r t i f i e d p u b l i c accountant, o r a duly-authorized                      financial officer

 o f S u b l e s s e e ; and a copy .of such s t a t e m e n t s h a l l b.e d e l i v e r e d by

 s u b l e s s e e t o . S u b l e s s o r w i t h i n such thirty-day period.                Within s a i d
 t h i r t y - d a y p e r i o d , S u b l e s s o r s h a l l forward t o S u b l e s s e e a s t a t e m e n t
 of S u b l e s s o r ' s g r o s s s a l e s from i t s ' p r e m i s e s .    On o r b e f o r e t h e

 f o r t i e t h ( 4 0 t h ) day a f t e r t h e end of t h e l e a s e y e a r , S u b l e s s e e s h a l l

 d e l i v e r t o S u b l e s s o r i t s check f o r t h e p e r c e n t a g e r e n t , i f afiy,
                                                                                                                      .
 payable w i t h r e s p e c t t o such p r i o r l e a s e y e a r .             I n t h e e v e n t no
 p e r c e n t a g e r e n t s h a l l b e due t h e L e s s o r ( a s such term i s d e f i n e d i n

A r t i c l e 20 of t h i s S u b l e a s e ) then' S u b l e s s o r s h a l l f o r t h w i t h ' r e f u n d

 t o S u b l e s s e e t h e p e r c e n t a g e r e n t paymen't.       S u b l e s s o r s h a l l forward

 t o Sub!.essee        a ccpy of t h e s t a t e m e n t of g r o s s s a l e s s u b m i t t e d by

 Subl.essor t o t h e Lessor.

         A l l statements deliverable                  by S u b l e s s e e t o S u b l e s s o r u n d e r t h i s
 s u b l e a s e s h a l l be delivered t o t h e p l a c e where r e n t i s t h e n p a y a b l e ,

o r t o such o t h e r p l a c e o r p l a c e s as S u b l e s s o r may from time t o t i n 2

 d i r e c t by w r i t t e n n o t i c e t o S u b l e s s e e .
    .       .            S u b l e s s o r s'-   1.1   h a v e t h e r i g h t , a t any t i y e w           i n t h r e e years
        .   I
                a f t e r t h e c l o s e of e a c h lease y e a r o f t h e t e r m h e r e o f , t o a u d i t

                s u c h r e c o r d s a s a r e r e a s o n a b l y n e c e s s a r y t o c o f i d u c t a n a u c ? i t of
                Sublessee I       s   g r o s s s a l e s i n accordance with accepted accounting
                p r a c t i c e s o r o t h e r r e c o r d s r e q u i r e d by Lessor, and S,ublessee, on
I               r e q u e s t o f S u b l e s s o r , s h a l l make a l l s u c h m a t t e r s a v a i l a b l e f o r s u c h
                examination, a t t h e principal o f f i c e of Sublessor.                                 I f Sublessor

                s h a l l h a v e s u c h a n a u d i t made f o r a n y l e a s e y e a r , and t h e g r o s s s a l e s

                shown b y S u b l e s s e e l s s t a t e m e n t f o r s u c h l e a s e y e a r s h a l l b e f o u n d t o
                b e . u n d e r s t a t e d by m a r e t h p n t h r e e p e r c e n t ( 3 % ) , t h e n S u b l e s s e e s h a l l
                pay t o S u b l e s s o r t h e c o s t t o S u b l e s s o r o f s u c h a u d i t .           I n any e v e n t ,

                s u b l e s s e e s h a l l p r o m p t l y pay t o S u b l e s s o r a n y def?&ency              i n percentage
                r e n t , p l u s i n t e r e s t , a t t h e r a t e w h i c h S u b l e s s o r i s r e q u i r e d t o pay
                to L e s s o r f r o m t h e d a t e s u c h payment s h o u l d h a v e b e e n made t o t h e
                d a t e o f payment.             Such e x a m i n a t i o n o r a u d i t may b e made b y any

                a c c o u n t a n t d e s i g n a t e d i n w r i t i n g by S u b l e s s o r f r o m t i m e t o t i n e .

                N o t w i t h s t a n d i n g the f o r e g o i n g , . S u b l e s s o r s h a l l n o t r e q u e s t s u c h a u d i t
                u n l e s s r e q u i r e d t o d o so by L e s s o r u n d e r t h e S e n i o r L e a s e .                     ..   .



                         (c)     Computation o f t h e p e r c e n t a g e r e n t s p e c i f i e d h e r e i n s h a l l
                b e made s e p a r a t e l y w i t h r e g a r d t o e a c h l e a s e y e a r o f t h e t e r m h e r e o f ;
                it b e i n g u n d e r s t o o d a n d a g r e e d t h a t t h e g r o s s s a l e s o f a n y lecse
                     .  .
                y e a r a n d t h e p e r c e n t a g e r e n t due t h e r e o n s h a l l h a v e no b e a r i n g o n ,

                o r c o n n e c t i o n w i t h , t h e g r o s s s a l e s o f any o t h e r l e a s e y e a r o f t h e
                term h e r e o f .      I t i s f u r t h e r u n d e r s t o o d ant! a g r e e d t h a t n e i t h e r

             S u b l e s s o r n o r Subles'see s h a l l i n any e v e n t b e construed o r h e l d t o

             b e a p a r t n e r o r a s s o c i a t e of t h e o t h e r p a r t y i n t h e c o n d u c t o f i t s
             b u s i n e s s , n o r s h a l l e i t h e r p a r t y b e l i a b l e f o r a n y d e b t i n c u r r e d by
                t h e o t h e r i n t h e c o n d u c t of i t s b u s i n e s s ; b u t i t i s u n d e r s t o o d and

                a g r e e d t h a t t h e r e l a t i o n s h i p is a n d a t a l l times s h a l l r e m a i n t h a t

            . oLC   S u b l e s s o r and Sub'lessee.

                         5.    Taxes:

                         (a)    E x h i b i t S1 h e r e t o a n n e x e d d e p i c t s a t r a c t of l a n d s i t u a t e 2

             on t h e s o u t h e a s t c o r n e r o f R o o s e v e l t S o u l e v a r d a n d Red L i o n Road,
    more f u l l y d e s c r i           o n E x h i b i t D a t t a c h e d , owned b_              ie        City of
I
    ~ h i l a d e l p h i aand l e a s e d t o t h e P h i l a d e l p h i a A u t h o r i t y f o r I n d u s t r i z l

    Development, s a i d t r a c t of l a n d h a v i n g b e e n s u b l e t by t h e ~ h i l a d e l p h i a

    A u t h o r i t y f o r . I n d u s t r i a l Development t o t h e Howard J o h n s o n Company,

    t h e S e b l e s s o r nam.ed h e r e i n .         Said t r a c t of land i s hereinafter

    referred t o as the "entire tract".                            E x h i b i t S1 f u r t h e r d e p i c t s t h e

    p r o p o s e d l o c a t i o n s o f S u b l e s s o r 1s and S u b l e s s e e I   s   b u i l d i n g s and

    improvemenis.             Sub l e s s o r I   s   and s u b l e s s e e s Agreement w i t h r e s p e c t t o
    r e a l e s t a t e t a x e s and a s s e s s m e n t s ( c o l l e c t i v e l y ; e f e r r e d          t o herein

    a s "taxes1' o r 'limpositionql') i s a s follows :
             (b)     S u b l e s s o r i s t o pay a l l i m p o s i t i o n s on t h e p r o p o s e d Ground

Round R e s t a u r a n t b u i l d i n g ;
             ( i ) s u b l e s s e e i s t o pay a 1 1 i m p o s i t i o n s on t h e p r o p o s e d

    F r i e n d l y s Ice Cream b u i l d i n g ;
        -. ( i i )     S u b l e s s o r a n d S u b l e s s e e a r e <o s h a r e on an e q u a l b a s i s

a l l i m p o s i t i o n s on t h e land comprising t h e e n t i r e t r a c t .
            (iii) S u b l e s s e e s h a l l , d u r i n g t h e t e r m o f t h i s S u b l e a s e , pay t o
s u b l e s s o r t h a t p o r t i o n of S u b l e s s e e a s s h a r e o f s u c h i m p o s i t i o n s and
o t h e r g o v e r n m e n t a l c h a r g e s as p r o v i d e d f o r h e r e i n .          Sublessee 's share

o f s a i d i m p o s i t i o n s s h a l l b e d u e and p a y a b l e w i t h i n t.en d a y s a f t e r
r e k e i p t by S u b l e s s e e o f S u b l e s s o r a s . . i n v o i c e p l u s a copy o f t h e t a x

b i l l s i n v o l v e d , b u t S u b l e s s e e may d e f e r payment t o S u b l e s s o r . u n t i 1                 .
twenty-one            days p r i o r t o t h e time t h a t ' s u b l e s s o r s h a l l b e r e q u i r e d

    t o pay i m p o s i t i o n s t o t h e L e s s o r o r t a x a u t h o r i t i e s .          In every case,
t h e i m p o s i t i o n s s h a l l b e a d j u s t e d t o t a k e i n t o a c c o u n t any a b a t e m e n t

o r r e f u n d t h e r e o f a l l o c a b l e t o Sublessee, l e s s a l l of S u b l e . s s o r l s
c o s t s o f s e c u r i n g s u c h abatement o r r e f u n d .

            (c)      For t h e purposes of t h i s A r t i c l e , t h e term "impositions"

s h a l l i n c l u d e a l l r e a l e s t a t e t a x e s , a s s e s s m e n t s , w a t e r and s e w e r
                                                                                                          :*
rents ( e x c e 2 t w a t e r m e t e r c h a r g e s and s e w e r r e n k s based t h e r e o n ) ,
c h a r g e s f o r p u b l i c u t i l i t i e s , e x c i s e s , l i c e n s e s , and p e r m i t f e e s ,

a n d o t h e r g o v e r n m e n t a l c h a r g e s of any k i n d and n a t u r e whatsoever,

e x t r a o r d i n a r y a s w e l l a s o r d i n a y y , g f a e r a l and s p e c i a l , f o r s e e n , and
u n f o r s e e n , and e a c h and every i n s t a l l m e n t t h e r e o f                ( i n c l u d i n g any
, i n t e r e s t on a n o u n ~ , which may b e p a i d i n             installments) which s h a l l
 o r may, d u r i n g t h e S u b l e a s e t e r m , be l e v i e d , a s s e s s e d , imposed become
           ..-
 due a n d ' p a y a b l e , or l i e n s upon o r a r i s i n g i n c o n n e c t i o n with t h e u s e ,

 occupancy, o r p o s s e s s i o n o f , o r grow due o r p a y a b l e o u t o f , o r f o r ,

 t h e e n t i r e t r a c t o r any p a r t t h e r e o f , a n d a l l c o s t s i n c u r r e d by
 S u b l e s s o r i n c o n t e s t i n g o r n e g o t i a t i n g t h e same with any governmental

 authority.


         (d)         I n t h e e v e n t t h e b u i l d i n g a n d t h e improvements on t h e

e n t i q e t r a c t a r e n o t . . s e p a r a t e l y a s s e s s e d , b u t a r e a p a r t of t h e

. e n t i r e t r a c t f o r assessment purposes, S u b l e s s e e ' s share of t h e

i m p o s i t i o n s f o r . - i t s r e s t a u r a n t a n d -improvements shS2'l mean a
                                                                                   YT !
p r o p o r t i o n a t e s h a r e o f a l l i m p o s i t i o n s , which may b e l e v i e d o r a s s e s s e d
by t h e l a b l f u l t a x i n g a u t h o r i t i e s a g a i n s t t h e b u i l d i n g and o t h e r
improvements w i t h i n t h e e n t i r e t r a c t , which p r o p o r t i o n a t e s h a r e s h a l l
r e s u l t f r o m - m u l t i p l y i n g t h e i m p o s i t i o n s d u e and owing f o r a l l b u i l d i n s s

and improvements by a f r a c t i o n , t h e n u m e r a t o r o f which i s t h e t o t a l
s q u a r e f o o t a g e of. f l o o r a r e a o f the ~ u b l e s s e e ' sp r e m i s e s , and t h e
                 .     .
d e n o m i n a t o r o f which i s t h e t o t a l s q u a r e f o o t a g e o f S u b l e s s o r ' s and
S u b l e s s e e ' s f l o o r a r e a of a l l b u i l d i n g s l o c a t e d o n t h e e n t i r e tract
a s ' o f t h e f i r s t d a y oE each a p p l i c a b l e t a x y e a r d u r i n g t h e term h e r e o f .
s u b l e s s e e l . s f r a c t i o n a l s h a r e o f s u c h i m p o s i t i o n s s h a l l be e q u i t a b l y
a d j u s t e d f o r and w i t h r e s p e c t t o t h e f i x s t and : l a s t p a r t i a l t a x y e a r s
 ( i f a n y ) o f t h e f e r m of t h i s S u b l e a s e .         Where t h e a p p l i c a b l e t a x

b i l l s and c o m p u t a t i o n s a r e n o t a v a i l a b l e p r i o r t o t h e end o f t h e term

h e r e o f , t h e n a t e n t a t i v e compuation s h a l l b e made on tKe b a s i s o f

p r e v i o u s y e a r s t a x e s p a y a b l e by S u b l e s s e e , w i t h a f i n a l a d j u s t m e n t

t o be made between S u b l e s s o r and S u b l e s s e e                promptly a f t e r a l l b i l l s
and computa'tions a r e a v a i l a b l e f o r such p e r i o d .

        (e) . S u b l e s s e e s h a l l h a v e , s u b j e c t t o t h e p r o v i s i o n s ' h e r e i n set

f o r t h , t h e r i g h t ' t o c o n t e s t t h e amount o r v a l i d i t y o f any impos'ition
on :he      demise4 p r s m i s e s , and S u b l e s s e e may pos tpo--o o r d e f e r p z y c i n t

t h e r e o f i n t h e e v e n t o f such c o n t e s t , p r o v i d e d S u b l e s s e e s h a l l have

d e p o s i t e d w i t h S u b l e s s o r s e c u r i t y s a t i s f a c t o r y ko Sublessor t o

p r o t e c t S u b l e s s o r a g a i n s t t h e non-payment o r d e l a y i n paymcnt t k c r c o f ,
provided thaC S u b l e s s e e s h a l l          .pay such        i m p o s i t i o n at l c a s t 'Cic'..crn
     O
£Sf O d
  t h e common a r e a s           The corrc:Dn a r e a s s h a l l be s u b j e r              +,o t h e e x c l u s i 3 e

 ' c o n t r o l and management of 5-Slessor and to such . r e a s o n a b l e r u l e s and

  r e g u l a t i o n s a s S u b l e s s o r mz;,     from t i m e t o tirr~e, adopt.                Sublessor

  r e s e r v e s t h e . r i g h t t o make =:langes, a d d i t i o n s , d e l e t i o n s , a l t e r a t i o n s ,

  o r improvements i n and t o s"ch common a r e a s p r o v i d e d t h a t t h e r e s h a l l

  b e no u n r e a s o n a b l e o b s t r u c t i o n o f S u b l e s s e e ' s r i g h t of i n g r e s s t o

  o r e g r e s s from i t s p r e m i s e s , t h a t no b u i l d i n g s w i l l be c o n s t r u c t e d
  on t h e    entire      t r a c t which w;uld           i m p a i r automotive t r a f f i c , o r
  m a t e r i a l l y a f f e c t t h e v i s i b i l i t y o£. t h e demised premises, and t h a t

  no c h a n g e s , a d d i t i o n s , d e l e z i o n s , a l t e r a t i o n s , o r improvements w i l l
  b e maee w i t h o u t t h e p r i o r w r i t t e n a p p r o v a l of S u b l e s s e e , such

  approval not t o b e u n r e a s o n e l y withheld.                                  %+L
                                                                                         "aft
          S u b l e s s e e a g r e e s t o ce-se i t s employees t o park t h e i r c a r s
 o n l y on such a r e a s a s Sublessor may from time t o time d e s i g n a t e a s
  employee p a r k i n g a r e a s f o r 50th S u b l e s s o r 'and S u b l e s s e e .               I f any

  employee of S u b l e s s e e s h a l l ? a r k h i s o r h e r c a r o t h e r t h a n i n a

  d e s i g n a t e d employee p a r k i n g ar.ea, S u b l e s s o r s h a l l have t h e r i g h t

 and p r i v i l e g e , a . f t e r r e a s o n l j l e w r i t t e n n o t i c e t o S u b l e s s e e ' s inanaser
 o r person i n charge, t o h a v ~such c a r towed away a t such employee's
 expense.
    '     (b)     A l l c o s t s and expEnses of e v e r y k i n d and n a t u r e p a i d o r

 i n c b r r e d .by S u b l e s s o r ( i n c l c d i n g r e a s o n a b l e and a p p r o p r i a t e r e s e r v e s ) .
 i n o p e r a t i n g , managing, e q u i ? i n g , p o l i c i n g , l i g h t i n g , r e p a i r i n g ,

 r e p l a c i n g , and m a i n t a i n i n g a l l p a r k i n g f a c i l i t i e s and a l l o t h e r common

 a r e a s of t h e e n t i r e t r a c t i n a p r e s e n t a b l e condition c o n s i s t e n t with

.good b u s i n e s s p r a c t i c e s , i n c l u d i n g b u t w i t h o u t l i m i t a t i o n a l l land-

 s c a p i n g and g a r d e n i n g , s h a l l be p r o - r a t e d and S u b l e s s e e s h a l l s h a r e

 t h e r e i n i n t h e manner h e r e i n a f t e r provi8ed.                Such c o s t s and expenses

 s h a l l l i k e w i s e i n c l u d e ( b u t s h a l l n o t be l i m i t e d t o ) - w a t e r and sewer

 c h a r g e s , premiums f o r l i a b i l i t y , p r o p e r t y damage, f i r e , workmen's

                            ,
 c o l ~ ~ p e n s a c i o nand o t h s r i n s u r a n c e n e c e s s a r y f o r t h e common a r e a s :

 wagcs, unen~ployment t a x e s , s o c i a l s c c u r i t y t a x e s , and p e r s o n a l

 p r o p e r t y 'taxes and a s s e s s m e n t s , f e e s r e q u i r e d f o r l i c e n s e s and

 p e r m i t s , and s u p p l i e s .    S u b l e s s o r a g r e e s t o name Sublessee a s a
c o - i n s u r e d on a l l i n s u r a n c e p o l i c i e s c o v e r i n g t h e common a r e a s oE

the entire tract.

         (c)     S u b l e s s e e ' s p r o r a t a s h a r e of t h e c o s t and expense s h a l l

b e 5 0 % of a l l c o s t s i n c u r r e d b y S u b l e s s o r i n o p e r a t i n g and managing
t h e common a r e a .        S u b l e s s e e ' s s h a r e s h a l l b e p a i d w i t h i n 20 d a y s

a f t e r h a v i n g r e c e i v e d from S u b l e s s o r .a s t a t e m e n t i n r e a s o n a b l e d e t a i l

s e t t i n g f o r t h t h e computation o f such t o t a l c o s t s and e x p e n s e s .

         (d)     If S u b l e s s o r f a i l s t o perform :a
                                                           $              of i t s d u t i e s or

o b l i g a t i o n s provided     i n th'is    A r t i c l e 6 , S u b l e s s e e may a t any t i m e
give w r i t t e n n o t i c e t o Sublessee s e t t i n g f o r t h the.g,pecifi c f a i l u r e
                                                                                         .*'
t o comply w i t h A r t i c l e 6 and i f s u c h f a i l u r e s a r e n o t c o r r e c t e d
w i t h i n t h i r t y ( 3 0 ) d a y s a f t e r t h e r e c e i p t of s u c h n o t i c e , or i f such
f a i l u r e s are such t h a t they c a n n o t b e c o r r e c t e d w i t h i n s u c h t i m e
t h e n i f S u b l e s s o r f a i l s t o lcomrnence t h e c o r r e c t i o n o f s u c h f a i l u r e s
w i t h i n s u c h p e r i o d and d i l i g e n t l y p r o s e c u t e same t h e r e a f t e r , t h e

Subl.essee s h a l l h a v e t h e r i g h t t o c o r r e c t s u c h f a i l u r e s .          Any amount
so expended may b e w i t h h e l d from m o u n t s o t h e r w i s e p a y a b l e by
S u b l e s s e e t o S u b l e s s o r under t h e p r o v i s i o n s of A r t i c l e 6 (c)      .
        7.     Utilities:
        S u b l e s s e e s h a l l pay f o r a l l its r e q u i r e m e n t s f o r u t i l i t i e s ,

i n c l u d i n g b u t n o t l i m i t e d ta g a s , steam, w a t e r , e l e c t r i c i t y , s e w e r

c h a r g e s , and t h e l i k e , i n c l u d i n g a l l u t i l i t i e s n e c e s s a r y f o r t h e
demised p r e m i s e s .
       8.      -
               Use:

       (a)      I t i s u n d e r s t o o d and S u b l e s s e e s o a g r e e s t h a t t h e demised

p r e m i s e s , when i n i t i a l l y opened f o r b u s i n e s s , s h a l l b e u s e d and

occupied by S u b l e s s e e a s a F r i e n d l y combination f a m i l y - o r i e n t e d

r e s t a u r a n t and i c e cream sandwich shop, and d u r i n g t h e t e r m of t h e

S u b l e a s e , s u b j e c t t o 'the f u r t h e r t e n t s c o n t a i n e d h e r e i n , t n e plrernises

s h a l l be used and.occupied a s a restaura3f a n d for*n o ' o t h e r purpose

o r purposes.
         (b)     S u b l e s s e e f u r t h e r a g r e e s t o confor;rt t o t h e f o l l o t l i n g

p r o v i s i o n s d u r i n g t h e e n t i r e t e r m of t h i s S u b l e a s e :

       (il     S u b l e s s e e w i l l n o t a t any time d u r i n q t h e t e r m hereoE,

 nor d u r i n g any e x t e n s i o n , l e t o r p e r m i t any p a r t o f t h e demised
        p r e m i s e s t o b e U:          o r occupied f o r t h e s a l e o r f u r                  'ling Ercc of
    I
        c h a r g e a n y a l c o h o l i c b e v e r a g e s , ' m a l t b e v e r a g e s , o r wine.

                 (iil       N e i t h e r S u h i e s s e e n o r S u b l e s s o r s h a l l p e r f o r m any a c t s

        o r c a r r y o n any p r a c t i c e which may i n j u r e t h e demised p r e m i s e s o r
        any ~ t h e r - ' ~ a o ft, t h e e n t i r e t r a c t , or c a u s e any o f f e n s i v e o d o r s
                               r
        o r l o u d n o i s e s , o r c o n s t i t u t e a n u i s a n c e o r menace;

                 (c)      N o t w i t h s t a n d i n g any o t h e r p r o v i s i o n s of t h i s S u b l e a s e ,

        S u b l e s s e e . c o v e n a n t s and a g r e e s t h a t i t w i l l n o t a s s i g n t h i s S u b l e a s e
        o r s u b l e t (which t e r m , w i t h o u t l i m i t a t i o n , s h a l l i n c l u d e t h e g r a n t i n g

        o f c o n c e s s i o n s , l i c e n s e s , * and t h e l i k e ) t h e whole o r any p a r t of t h e
        demised p r e m i s e s w i t h o u t i n each i n s t a n c e h a v i n g f i r s t r e c e i v e d t h e
                                                                                       .#'
                                                                                         ,
                                                                                        .>
        e s p r e s s w r i t t e n c o n s e n t of t h e S u b l e s s o r ; and i n ah:E c + s e where
.       s u b l e s s o r s h a l l c o n s e n t t o such a s s i g n m e n t o r s u b l e t t i n g , t h e
        s u b l e s s e e named h e r e i n s h a l l remain f u l l y l i a b l e f o r t h e o b l i g a t i o n s
        o f 'the S u b l e s s e e , h e r e u n d e r , i n c l u d i n g , w i t h o u t l i m i t a t i o n , t h e
        o b l i g a t i o n t o pay t h e r e n t and o t h e r amounts p r o v i d e d under t h i s
        Sublease.          The p r o v i s i o n s o f *is          s e c t i o n (c) s h a l l n o t , however, b e
        a p p l i c a b l e t p a n . a s s i g n m e n t of t h i s ~ u b l e h s eby S u b l e s s e e . t o a
                                                             .
        c o r p o r a t i o n a f f i l i a t e d w i t h o r c o n t r o l l e d by Hershey Foods C o r p o r a t i o n ,
        p r o v i d e d ( a n d i t s h a l l b e a c o n d i t i o n o f t h e v a l i d i t y o f any s u c h
        a s s i g n m e n t ) t h a t s u c h c o r p o r a t i o n a £f i l i a t e d w i t h o r c o n t r o l l e d b y
        Hershey Food C o r p o r a t i o n s h a l l a g r e e d i r e c t l y w i t h S u b l e s s o r t o b e              .
     bound by a l l of t h e o b l i g a t i o n s o f & ' S u b l e s s e e                  hereunder, i n c l u d i n g

     w i t h o u t l i m i t a t i o n t h e o b l i g a t i o n t o pay t h e r e n t and o t h e r amounts

     p r o v i d e d f o r u n d e r t h i s S u b l e a s e , and t h e c o v e n a n t s a g a i n s t f u r t h e r

     assignments; such assignments s h a l l n o t r e l i e v e the Sublessee h e r e i n
    'named o f any of i t s o b l i g a t i o n s h e r e u n d e r , and t h e S u b l e s s e e s h z l l

        renain f u l l y l i a b l e t h e r e f o r .

                (2)      I n t h e e v e n t Sublessor has n o t previously consented t o
     an     a s s i ~ n m e n to r s u b l . e t t i n g t o o t h e r t h a n a c o r p o r a t i o n a f f i l i a t e d

     with o r c o n t r o l l e d by Hershey Food C o r p o r a t i o n under t h e terms and

        c o n d i t i o n s of t h i s S u b l e z s e , S u b l e s s e e , a f t e r opening f o r b u s i n e s s

        and d u r i n g t h e f i r s t n i n e t e e n y e a r s of t h e secondary t e r m , s h a l l h z v e

        t h e o p t i o n t o t e r m i n a t e t h i s S u b l e a s e uponv120 days w r i t t e n n o t i c e

        to Sublessor.             I f S u b l e s s e e s h a l l e l e c t t o e x e r c i s e such l i m i t e d
 termination right..                u b l e s s e e s h a l l , o n t h e 120 t h d a l _.purchase

 'date) convey t o Suble.ssor a l l o f S u b l e s s e e ' s r i g h t , t i t l e , and i n t c r e s t
                                   .   I


 i n and t o t h e b u i l d i n g , l e a s e h o l d improvements, b u s i n e s s f i x t u r e s ,
 machinery and e q u i p m e n t a f f i x e d t o t h e demised premises.                              There i s

 e x c e p t e d from t h e f o r e g o i n g s e n t e n c e any i t e m s , d e v i c e s , o r d e s i g n s
 which r e p r e s h n t any s e r v i c e mark o r t r a d e m a r k r e g i s t e r e d o r owned
 by S u b l e s s e e o r i t s . a f f i l i a t e s , o r which b e c a u s e of i t s s i z e , s h a p e ,
 and/or c o l o r may have come t o be i d e n t i f i e d i n t h e mind o f t h e p u b l i c

 with sublessee.              T h e p u r c h a s e p r i c e , p a y a b l e by S u b l e s s o r s h a l l b e

 Ten D o l l a r s ($lO.OO).payab'le on t h e p u r c h a s e d a t e , and S u b l e s s e e s h a l l
convey t o S u b l e s s o r t h e a f o r e m e n t i o n e d b u i l d i n g , l e a s e h o l d improvements,
b u s i n e s s f i x t u r e s , machinery and e q u i p m e n t , f r e e a@ c l e a r of a l l
                                                                                        l;S!
 l i e n s o r encumbrances c r e a t e d b y , t h r o u g h , o r u n d e r S u b l e s s e e , and.
 s a i d m a c h i n e r y a n d equipment s h a l l b e i n good working o r d e r and
 c o n d i t i o n , r e a s o n a b l e wear and t e a r e x c e p t e d .       Sublessee s h a l l not
 c e a s e i t s o p e r a t i o n h e r e u n d e r on o r b e f o r e t h e 110th l a y f o l l o w i n g
 t h e d a t s of s a i d n o t i c e .       Sublessee agrees t o vacate the premises
 and s u r r e n d e r t h e qame t o S u b l e s s o r on t h e p u r c h a s e d a t e , and t h e
 s u b l e s s o r a n d S u b l e s s e e do a g r e e t h a t s a i d d a t e s h a l l c o n s t i t u t e
and b e t h e termination d a t e .of t h e Sublease..                          A l l r i g h t s and l i a b i l i t i e s

of1 t h e p a r t i e s h e r e t o u n d e r s a i d S u b l e a s e s h a l l t e r m i n a t e a s o f s a i d
p u r c h a s e d a t e , e x c e p t f o r any c a u s e o f a c t i o n a c c r u i n g p r i o r t o s a i d

Cate.

        .(el     I n t h e e v e n t Sublessee has e l e c t e d t o e x e r c i s e i t s limi.ted
termination         right      s e t f o r t h i n A r t i c l e 8 ( d l , Sublessor s h a l l have t h e

o p t i o n ( r e m o v a l o p t i o n ) d u r i n g t h e f i r s t £ i f t e e n y e a r s .of th.e s e c o n d a r y
term t o r e q u i r e S u b l e s s e e t o remove i t s b u i l d i n g , improvements,

a d d i t i o n s , a n d a l t g r a t i o n s t h e r e t o , s i d e w a l k s an2 l a n d s c a p i n g , i n

t h e manner a n d t i m e p r o v i d e d f o r removal i n A r t i c l e 1 4 o f t h i s

Sublease.
                                                                                                   .:
                  . I n t h e e v e n t S u b l e s s o r s h a l l e x e r c i s e i t s removal o c t i o n
h e r e u n d e r , w r i t t e n n o t i c e s h a l l b e g i v e n by S u b l e s s o r t o ~ u b l r - s s e e

on o r b e f o r e t h e p u r c h a s e d a t e .       S u b l e s s o r ' s riyh!;, t o r e q u i r e removal
by S a b l c s s e e may Sc e x t e n d e d by S u b l e s s o r an a d d i t i o n a l 180 c?zys f r ~ n
t h e p.crchase d a t e , p r o v i d e d S u b l e s s o r g i v e s w r i t t e n n o t i c e !extensl.on

. n o t i c e ) t o S u b l e s s e e on o r b e f o r e t h e p u r c h a s e date..          i n the event s a i d
   ' e x t e n s i o n n o t i c e . i s g i v e n by S u b l e s s o r t o S u b l e s s e e . t h e p u r c h a s e

. ' d a t e sbhll b e d ~ dd e s t e n d e d t o a d a t e which is 1.- days ( e x t e n d e d
   p u r c h a s e d a t e ) from t h e d a t e o f t h e p u r c h a s e ' d a t e .          On o r b%Eore
   t h e extenzed purchase d a t e , S u b l e s s o r s h a l l notify. Sublessee i n
   w r i t i n g o f . S u b l e s s e e ' s o b l i g a t i o n a s h e r e i n provided to:
             ( i ) reinove i t s b u i l d i n g , improvements,. a d d i t i o n s , and a l t e r a t i o n s

   t h e r e t o , s i d e w a l k s and l a n d $ c a p i n g ,   i n t h e manner and time p r o v i d e d

   f o r i n Article 14; o r

           (ii) convey t o S u b l e s s o r o n t h e e x t e n d e d p u r c h a s e d a t e a l l o f
   S u b l e s s e e ' s r i g h t , t$.tle,"and        i n t e r e s t i n and t o t h e b u i l d i n g ,
   l e a s e h o l d improvements, b u s i n e s s f i x t u r e s , machinery and e q u i p g e n t .

             I n t h e e v e n t S u b l e s s o r s h a l l f a i l t o g i v e su&;'notice        on o r
                                                                                          Yt
   b e f o r e t h e e x t e n d e d p u r c h a s e d a t e , S u b l e s s o r s h a l l b e deemed t o h a v e
   e l e c t e d t h e p r o v i s i o n s o f t h e p r e c e e d i n g s e c t i o n (ii),       On t h e e x t e n d e d

   purchese d a t e , and i n t h e e v e n t t h e p r o v i s i o n of s e c t i o n                  (ii) is

   a p p l i c a b l e , . S u b l e s s e e s h a l l c o n v e y t o S u b l e s s o r , f o r a p u r c h a s e p r i c e of

   Ten D o l l a r s ($10.00            t h e a f o r e m e n t i o n e d b u i l d i n g , l e a s e h o l d inprovemer:ts,
   b u s i n e s s f i x t u r e s , machinery a n d e q u i p m e n t , f r e e and c l e a r from a l l
                 .     ..
   1 i e n . s and encumbrances c r e a t e d by, t h r o u g h , o r u n d e r S u b l e s s e e , and
   s a i d m a c h i n e r y a n d equipmen.t s h a l l b e i n good working o r d e r and c o n d i t i o n
   r d a s o n a b l e wear a n d t e a r e x c e p t e d .        S u b l e s s o r and S u b l e s s e e do a g r e e
   t h a t s a i d e x t e n d e d p u r c h a s e d a t e s h a l l c o n s t i t u t e and b e t h e t e r n i n a t i o n
   date of t h e Sublease.                 A l l r i g h t s and L i a b i l i t i e s of t h e p a r t i e s h e r e t o

   u n d e r s a i d S u b l e a s e s h a l l t e r m i n a t e as of ' s a i d e x t e n d e d p u r c h z s e d a t e ,
   e:<ce?t f o r a n y ' c a u s e o f a c t i o n a c c r u i n g p r i o r t o s a i d d a t e .           Notwith-

   s t a n d i n g t h e f o r e g o i n g , S u b l e s s e e may c e a s e i t s o p e r a t i o n h e r e u n d e r no

  ' e a r l i e r t h a n ten. ( 1 0 ) d a y s p r i o r t o t h e p u r c h a s e d a t e .
           (f)       Notwithstanding t h e p r o v i s i o n s of A r t i c l e 8 ( d ) , Sublessor

  s h a l l have t h e a b s o l u t e r i g h t t o void t h e Sublessee's l i m i t e d

  t e r m i n a t i o n r i g h t p r o v i d e d f o r i n A r t i c l e Q ( d ) . I n t h e c'ilent

  s u b l e s s o r e l e c t s t o v o i d s a i d t e r m i n a t i o n r i g h t , S u b l e s s o r s h a l l , on

  or b e f o r e t h e p u r c h a s e d a t e , n o t i f y ~ u b l e s s e c'in w r i t i n g t h a t i t h a s
  e l e c t e d n o t t o p e r m i t t e r m i n a t i o n c f t h e S u b l e a s e by S u b l e s s e e .        in
  s a i d e v e n t , and n o t l a t e r t h a n 3 6 5 d a y s f o l l o $ r i n y t h e d a t e o f t h e

  f o r e g o i n g n o t i c e t o S u b l e s s e ~ ,S u b l e s s o r s h a l l c e a s e t h e o p e r a t i o n

  of t h e r e s t a u r a n t t h e n b e i ~ g ' o p e r a t e dby t h e S u b l e s s o r on t h e Grourld
 Round p r e m i s e s .         1                                              t
                                      the e v e n t S u b l e s s o r does ' ~cease s a i d c p e r a t i o n
 Githin s a i d peric                ,f 365 d a y s , S u b l e s s e e s h a l l s e .      co S u b l e s s o r aAd

 S u b l e s s o r ; h a l l p u r c h a s e from S u b l e s s e e , on o r LeEore t h e 335th day

 f o l l o w i n g t h e d a t e of . s a i d n o t i c e , and f o r a purchase p r i c e of Ten
 D o l l a r ' t$10.001, a l l o f S u b l e s s e e ' s r i g h t , t i t l e , and i n t e r e s t i n
 and t o t h e b u i l d i n g ,        l e a s e h o l d improvements, b u s i n e s s f i x t u r e s ,

 machinery, and equipment, which s h a l l b e f r e e and c l e a r £;om                                 all
 l i e n s a n d encumbrances c r e a t e d by, t h r o u g h , o r under Sublessee., and

 s a i d machinery and equipment s h a l l be i n good working o r d e r and
 c o n d i t i o n , r e a s o n a b l k wear and ' t e a r ' e i c k p t e d .    S u b l e s s o r and S u b l e s s e e
 do a g r e e t h a t s a i d 3.95th pay s h a l l c o n s t i t u t e and be t h e t e r m i n a t i o n
d a t e of t h e Sublease.                A l l r i g h t s and l i a b i l i t i e s of t h e p a r t i e s
h e r e t o u n d e r s a i d S u b l e a s e s h a l l t e r m i n a t e a s o f sd
                                                                                  $
                                                                                  ?           395th day,
e x c e p t f o r any c a u s e of a c f i o n ' a c c r u i n g p r i o r t o s a i d d a t e .

            (9)      Anything t o t h e c o n t r a r y h e r e i n c o n t a i n e d n o t w i t h s t a n d i n g ,
 i n t h e e v e n t t h e b u i l d i n g s and irnprovenlents or1 t h e demised b r e m i s e s
 have been d e s t r o y e d o r damaged by f i r e o r o t h e r c a s u a l t y on o r b e f o r e
 t h e p u r c h a s e date, e x t e n d e d purchese d a t e , o r 395th day, a n d S u b l e s s e e
                 ,
 e l e c t s o r has e l e c t e d n o t t o r e b u i l d a s provided i n A r t i c l e 1 4 ( a ) , o r
 t h e S u b l e s s e e i s i n c . a n c e l l a b l e d e f a u l t ' a s provicled i n A r t i c l e 15, o r
t h e Ground Round R e s t a u r a n t b u i l d i n g h a s been d e s t r o y e d o r damaged by
 f i r e o r o t h e r c a s u a l t y and S u b l e s s o r e l e c t s o r has e l e c t e d        nbt    to

 r e b u i l d a s p r o v i d e d f o r i n t h e S e n i o r Lease p r i o r t o t h e p u r c h z s e d a t e ,

 exten2ed p u r c h a s e d a t e , o r 395th day, the p r o v i s i o n s of A r t i c l e 8 ( d ) ,

8 (e)   ,   and 8 ( f ) s h a l l n o t b e a p p l i c z b l e and s h a l l be w i t h o u t f o r c e and
'effect,        I n no event s h a l l Subleijsee       be requited to keep the degj,sed p r q j , g e s

 open f o r b u s i n e s s subsequent t o the terith day p r e c e e d h g t h e purchase d a t e a s s e t

 Eorth in A r t i c l e 8 ( d l , n o t s h a l l Sublessee be required to operate t h e demised

 premises i n t h e event Sublessor c e a s e s operations, f o r any cause o r without c a u s e ,

 from the Ground Round. Restaurant building.


            h         During t h e f i r s t : n i n e t e e n y e a r s of       the secondhry t e r m a i d
  f c r t h e r p r o v i d e d S ~ b l e s s a rh a s n o t assiqnec? n o r s u b l e t t h e Ground i=.ounS

  R e s t a c r a n t b u i l d i n 5 and i t s i n t e r e s t i n t h e e n t i r e t r a c t t o a Lhird
                                                      w
  p a r t y n o t a f f i l i a t e d w i t h o r c o n t r c l l e d by S u b l e s s o r ' s p f x e n t c o r p o r a t i

                                                                                        n
  which assignment o r s u b l e t t i n g , o t h e r than t o a ~ o ~ r p o r a t i oo r - p a r t n e r -
  s h i p no= a f f i l i a t e d w i t h o r c o n t r o l l e d by S u b l e s s o r ' s p a r e n t c o r p o r a t i o
I

    s h a l l be s u b j e c t t o t h e approval of Sublessee, Sublessor s h a l l have t h e o p t i o n

    t o r e q u i r e Sublessee t o s u b l e t from S u b l e s s o r a l l oE S u b l e s s o r ' s r i g h t , t i c l e ,

    and i n t e r e s t i n t h e Ground Round Restaurant b u i l d i n g , i n c l u d i n g l e a s e h o l d

    improvements, f i x t u r e s , machinery and equipment, and the e n t i r e t r a c t upon 120

    days w r i t t e n n o t i c e t o Sublessee.          I f S u b l e s s o r s h a l l e l e c t t o e x e r c i s e such

    option, S u b l e s s e e s h a l l , on o r beEore t h e one hundred t w e n t i e t h (120th) day,

    e n t e t . i n t o a s u b l e a s e ( h e r e i n a f t e r r e f e r r e d t o a s "New Sublease").      Said Hew

    Subiease s h a f l c o n t a i n t h 2 'Following terms and c o n d i t i o n s :

                1.       A l e g a l d e s c r i p t l o n p e r t a i n i n g t o the p r o p e r t y now known a s t h e

                         Ground Round Restaurant b u i l d i n g .
                                                                                                 .&
                2.       A term commencing on t h e one hundred twenty-fir%                               ( 1 2 1 s t ) day

                         a E t e r t h e g i v i n g oE n o t i c e provided Eor i n t h i s A r t i c l e 8 ( h ) by

                          S u b l e s s o r t o Sublessee, and t e r m h a t i n g on t h e same day t h a t t h e

                          o r i g i n a l term oE t h e S e n i o r Lease s h a l l terminate.

                3.    '. The minimum         r e n t r e q u i r e d to be paid s h a l l be t h a t which S u b l e s s o r

                         i s r e q u i r e d t o pay under . t h e terms and c o n d i t i o n s of t h e Senior

                         L e a s e . l e s s .the minimum r e n t paid by the Sublessee under the terms

                         and c o n d i t i o n s of t h e Sublease p e r t a i n i n g t o the premises now

                         known a s "Friendly Restaurant".

          .    4.        A p r o v i s i o n t h a t t h e S u b l e s s e e s h a l l keep and maintain i n good

                         o r d e r and c o n d i t i o n . a s o f t h e e f f e c t i v e d a t e of t h e New Sublease

                        , t h e b u i l d i n g , leasehold improvements, E i x t u r e s , machinery and

                         equipment, reasonable wear and t e a r and damages by f i r e                            OK   other

                         c a s u a l t y (except a s provided f o r below) excepted.

               5.        A p r o v i s i o n t h a t the Sublessee s h a l l provide and pay f o r f i r e ,

                         extended coverage and v ~ n d a l i s mand ~ n a l i c i o u sLoischieE insurance.

                         i n s u r i n g tho- b u i l d i n g and improvements on t h e premises in an amount

                         of n i n e t y percent ( 9 0 X ) of t h e i r replacement value, b u t o n l y i n t h e

                         event t h e b u i l d i n g and improvz~nents a r e ~ c c u p i e do r uscd by

                         S u b l e s s c c , its a g e n t s , s u b l e s s e e s , a s s i g n s ar anyone a c t i n g i n

                         behalf oE Sublessee.
    I
                 6.       A provi           I   s e t t i n g Eorth t h e anount o f p e r c e n t a r           -ent r e q u i r e d

                          t o bc ' p a i d a c c o r d i n g t o t h e t e r m s and c o n d i t i o n s of t h e S e n i o r

                          Lease i n t h e e v e n t one o r ' m o r e r e s t a u r a n t s a r e d o i n g b u s i n e s s on

                          t h e e n t i r e t r a c t as t h a t term i s d e f i n e d i n A r t i c l e 20 o f t h e

                          Sublease f o r t h e Friendly Restaurant.

                 7,       A provision containing the requirements s e t f o r t h in Article 4(b)

                          and ( c ) of t h e F r i e n d l y ~ e s t a u r a n tSublease.

                 8.       A p r o v i s i o n p r o v i d i n g f o r t h e payment by S u b l e s s e e o f a l l " t a x e s "
                                                                                      .I..



                          o r " i m p o s i t i o n s " ?n t h e Ground Round R e s t a u r a n t b u i l d i n g and t h e

                          land comprising t h e e n t i r e t r a c t .              The p r o v i s i o n s of t h i s p a r a g r a p h

                          s h a l l a l s o contain subparagraphs ( i i i ) (b),                     (8:' e ) ,
                                                                                                      4 (
                                                                                                       :             and ( E )     of

                          A r t i c l e ' s o f t h e F r i e n d l y R e s t a u r a n t Sublease.

                 9.       A p r o v i s i o n p r o v i d i n g Eor t h e performance of a l l common a r e a main-

                          t e n a n c e and f o r t h e payment of al'l common a r e a c o s t s by S u b l e s s e e .

               10.       'The p r o v i s i o n s of t h e f o l l o w i n g a r t i c l e s c o n t a i n e d i n t h e F r i e n d l y

                          R e s t a u r a n t S u b l e a s e s h a l l be i n c o r p o r a t e d i n t o t h e New S u b l e a s e :

                          7 , 12, 1 3 , 1 5 , 1 6 , 1 7 , 1 8 , 1 9 , 20, 22, 24, 25, 2 6 , 27 and 28.                              The

                          p r o v i s i o n s of A r t i c l e ,14 s h a l l a l s o be i n c o r p o r a t e d t h e r e i n except

                          t h a t S u b l e s s e e s h a l l be r e s p o n s i b l e f o r one hundred p e r c e n t (100%)

                         oE a l l . c o s t s i n c u r r e d i n t h e e v e n t t h e Ground Round b u i l d i n g h a s been

                         used o r occupied by S u b l e s s e e , i t s a g e n t s , a s s i g n s o r any one a c t i n g
                                                 ,
                         in Sublessee's behalf.


                The f a i l u r e o f S u b l e s s e e t o e x e c u t e s a i d New Sublease o n o r before the on(

    hundred t w e n t i e t h (120th) d a y , o r w i t h i n t h i r t y (30) days f o l l o w i n g r e c e i p t t h e r e o f ,

.   o r i n t h e t i m e p e r i o d provided i n A r t i c l e B ( i ) , whichever i s l a t e r , s h a l l c o n s t i t u t e

    a d e f a u l t u n d e r t h e t e r s s and c o n i i t i o n s of t h i s Sublease.

                S u b l e s s o r s h a l l mot c e a s e i t s o p e r a t i o n i n t h e Ground Round b u i l d i n g on

    o r b e f o r e t h e one hundred t e n t h ( 1 1 0 t h ) day from t h e d a t e of s a i d n o t i c e .
I

            (i)     Notwithstanding t h e provisions o f A r t i c l e 8 ( h ) , sublessee

    s h a l l have t h e a b s o l u t e r i g h t to v o i d S u b l e s s o r ' s option t o r e q u i r e

    Sublessee t o s u b l e t contained i n A r t i c l e 8 (h)                  .    I n t h e e v e n t Sub-
.   l e s s e e e l e c t s t d . . v o i d s a i d o p t i o n , S u b l e s s e e s h a l l , on o r b e f o r e t h e
    one h u n d r e d t w e n t i e t h ( 1 2 0 t h ) d a y , n o t i f y S u b l e s s o r i n w r i t i n g t h a t

    i t h a s e l e c t e d n o t t o sLblei5 from S u b l e s s o r t h e Ground Round Res-
    t a u r a n t b u i l d i n g and t h e e n t i r e t r a c t .     I n s a i d e v e n t , and n o t l a t e r
    than t h r e e h u n d r e d s i x t y - f i v e   (365)' d a y s f o l l o w i n g t h e d a t e o f t h e
    foregoing notice to'Sublessor,                      Sublessee s h a l l c e a s e the o p e r a t i o n

    o f the r e s t a u r a n t t h e n b e i n g o p e r a t e d by S u b l e s s e e on t h e demised
                                                                                       st.
    premises.         I n t h e e v e n t Sublessee does n o t cease s s i d o p e r a t i o n w i t h i n

    s a i d p e r i o d o f t h r e e hundred s i x t y - f i v e       (365) d a y s , S u b l e s s e e s h a l l ,
    on o r b e f o r e t h e t h r e e hundred n i n e t y - f i f t h         (395th) day, e n t e r i n t o
    a s u b l e a s e ("New S u b l e a s e " ) w i t h S u b l e s s o r a s s e t f o r t h i n A r t i c l e

    B(h).      s u b i e s s e e i s o b l i g a t i o n t o pay t h e r e n t p r o v i d e d f o r i n t h e
    s e n i o r l e a s e s h a l l b e g i n n o t l a t e r t h a n t h e t h r e e hundred n i n e t y - f i f t h
    ( 3 9 5 t h ) day.
            (j)         y
                    ~ nthing t o the contrary herein contained notwithstanding,
    i n t h e e v e n t t h e Ground Round R e s t a u r a n t b u i l d i n g h a s been d e s t r o y e d
    by f i r e o r o t h e r c a s u a l t y , and S u b l e s s o r h a s e l e c t e d n o t t o r e b u i l d
    a s p r o v i d e d i n t h e . S e n i o r & e a s e , o r t h e demised p r e m i s e s h a v e b e e n

    d e s t r o y e d by f i r e o r othe:       c a s u a l t y and S u b l e s s e e e l e c t s o r h a s e l e c t e d



                                               PAGE ENDS HERE
, n o t. t o ..r e b u i l d a 3 p r o v i d e d f o r i n A r t i c l e 14 ( a ) p r i o r t o the p u r c h a s e
da'te, e x t e n d e d p u r c h a s e d a t e , o r 395th d a y , t h e p r o v i s i o n s of

Article 8 ( h ) and 8 ( i l shall n o t be a p p l i c a b l e and s h a l l b e w i t h o u t
 Eorce and e f f e c t .
         9.     Maintenance of ~ u i l d i n q s , etc::
          (a)     Except a s s p e c i f i c a l l y h e r e i n otherwise provided i n t h i s
S u b l e a s e , S u b l e s s e e a g r e e s t h a t from. and a f t e r t h e e f E e c t i v e d a t e o f
t h i s s u b l e a s e , u n t i l t h e end o f t h e s e c o n d a r y term o r any e x t e n s i o n s
h e r e o f , i t w i l l keep n e a t . and c l e a n ' and m a i n t a i n i n good o r d e r ,

c o n d i t i o n , and r e p a i r , which r e p a i r s h a l l mean r e p l a c e , i f n e c e s s a r y , t h e
d e m i s e d p r e m i s e s , t h e improvements, l o c a t e d t h e r e 0 . u : and e v e r y p a r t
                                                                                         Y'
t h e r e o f , i n c l u d i n g compliance w i t h a p p l i c a b l e buildi'ng c o d e s .                  Sub-
l e s s e e s h a l l , a t S u b l e s s e e ' s e x p e n s e , r e p a i n t , r e f u r b i s h , and r e m o d e l
t h e , demised p r e m i s e s a n d any p a r t and p p r t i o n t h e r e o f from t i m e t o
t i m e t o i n s u r e t h a t t h e same a r e k e p t i n a f i r s t - c l a s s , t e n a n t a b l e ,
and a t t r a c t i v e c o n d i t i o n t h r o u g h o u t t h e t e r m of t h i s S u b l e a s e .         Sub-
l e s s e e f u r t h e r a g r e e s t h a t t h e demised p r e m i s e s s h a l l b e k e p t i n a
c l e a n a n d s a n i t a r y c o n d i t i o n i n a c c o r d a n c e w i t h t h e laws o f t h e
commonwealth o f P e n n s y l v a n i a a n d r e g u l a t i o n s of t h e h e a l t h o f f i c e r ,
f i r e m a r s h a l l , b u i l d i n g i n s p e c t o r , and o t h e r p r o p e r o f f i c e r s o f t h e
governmental agencies having j u r i s d i c t i o n thereover.                                Sublessee s h a l l
n o t p e r m i t o r commit any w a s t e .              Sublessor s h a l l not be responsible t o
make a n y improvements o f any k i n d upon t h e demised p r e m i s e s o r t o any

improvements l o c a t e d t h e r e o n .
         (b)     S u b l e s s e e s h a l l n o t make any a d d i t i o n s , a l t e r a t i o n s , o r
improvements t o t h e . e x t e r i o r o f t h e demised premises w i t h o u t f i r s t
o b t a i n i n g , i n e a c h i n s t a n c e , t h e w r i t t e n c o n s e n t of t h e S u b l e s s o r ,

which c o n s e n t S u b l e s s o r a g r e e s w i l l n o t h e u n r e a s o n a b l y w i t h h e l d .          All
a d d i t i o n s , a l t e r a t i p n s , improvements, o r f i x t u r e s , w h e t h e r i n s t a l l e d

b e f o r e or a f t e r e x e c u t i o n of t h i s S u b l e a s e , s l ~ a l h e removed Erom
                                                                                  l
t h e d e m i s e d p r e m i s e s upon t e r m i n a t i o n OF t h i s S u b l e z s e , an2 tho

S u b l e s s e e s h a l l r e s t o r e t h e demised p r e m i s e s t o t h e same good o r d e r 2nd
c o n d i t i o n of which t h e y a r s a t t h e commencement o f t h e p r e l i m i n a r y t e r n

s u b l e s s e e , u n l e s s s p e c i f i c a l l y ~ r a i v e di n w r i t i n g by S u b l e s s o r .    Suj-

lessor agrees to i s s ~ e
                         sai; w a i v e r u n l e s s removal i s r e q u i r e d b y L e s s o r

o r S u b l e s s o r , a s p r o v i d e d f o r i n A r t i c l e s 8 o r 1 4 oE t h i s S u b l e a s e .

Should S u b l e s s e e f a i l s o t o d o , S u b l e s s o r may d o s o c o l l e c t i n g , a               PO0363
         S u b l e s s o r ' s opti,.,,     t h e c o s t a n d expense t h e r e o f from t h e S u b l e s s e e
    I

         as additional rent.

                  (c)           y
                          ~ n t h i n g t o t h e c o n t r a r y h e r e i n c o n t a i n e d not wit?;^ t a n d i n g ,

        s u b ] - e s s e e a g r e e s t o make no e x t e r i o r s t r u c t u r a l a 1 t e r a t i o n s , a d d i t i o n s ,

        o r improvements t o t h e d e m i s e d p r e m i s e s , w i t h o u t t h e s p e c i f i c . c o n s e n t

        o f t h e P h i l a d e l p h i a A u t h o r i t y f o r I n d u s t r i a l Development, u n l e s s

         ( a ) t h e y a r e i n conformance w i t h the l a n d u s e c o n t r o l s s e t f o r t h i n

        Exhibit E hereof;                 ( b ) t h e c o s t s t h e r e o f do n o t e x c e e d $10,000.00,             and

         ( c ) t h e r e q u i r e m e n t s o f s u b p a r a g r a p h ( b ) o f t h i s A r t i c l e 9 h a v e been

        complied w i t h ,

                 10.      Insurance :

                 (a) During t h e term 0.f t h i s S u b l e a s e , the. ~ & $ ~ s s e e s h a l l
        p r o v i d e and pay f o r f i r e , e x t e n d e d c o v e r a g e , a n d v a n d a l i s m and
        m a l i c i o u s m i s c h i e f i n s u r a n c e , i n s u r i n g t h e b u i l d i n g s and improvements

        o n - t h e p r e m i s e s e r e c t e d by S u b l e s s e e i n 'an amount no l e s s t h a n
        n i n e t y p e r c e n t ( 9 0 % ) o f t h e i r a c t u a l c a s h v a l u e , and a t t h e e l e c t i o n '

        of S u b l e s s e e , s u b j e c t t o s u c h d e d u c t i b l e amount a s S u b l e s s e e s h a l l

        determine.           The p o l i c y o r p o l i c i e s s h a l l i n c l u d e t h e S u b l e s s o r , t h e

        P h i l a d e l p h i a A u t h o r i t y f o r I n d u s t r i a l Development,         t h e C i t y of

*       P h i l a d e l p h i a , a n d S u b l e s s e e a s named i n s u r e d s ' a s t h e i r i n t e r e s t s may

        appear.         C e r t i f i c a t e s e v i d e n c i n g khe e x i s t e n c e o f s u c h i n s u r a n c e

        c o v e r a g e . s h a l l b e . d e l i v e r e d t o t h e S u b l e s s o r upon r e q u e s t p r i o r t o

        t h e commencement o f t h e s e c o n d a r y t e r m oE the S u b l e a s e , and t h e r e a f t e r

        a t l k a s t t h i r t y .(30) d a y s p r i o r t o t h e e x p i r a t i o n o f any e x i s t i n g

        policy.         Such p o l i c y s h a l l p r o v i d e t h a t S u b l e s s o r s h a l l r e c e i v e

        t h i r t y ( 3 0 ) d a y s p r i o r w r i t t e n n o t i c e of any m a t e r i a l change o r
        cancellation thereof.                  A l l p r o c e e d s p a y a b l e a t a n y t i m e and f r o m time

        to time a n d by any i n s u r a n c e company under s u c h p o l i c y s h a l l be
        payable t o Sublessee.                  Sub3.essor s h a l l n o t b e e n t i t l e d t o , and s h a l l

        have no i n t e r e s t in,. s u c h p r o c e e d s o r any p a r t t h e r e o f .

                Anything t o t h e c o n t r a r y h e r e i n c o n t a i n e d n o t w i t h s t a n d i n g ,

        Schlessee, provi2ed t h a t i t o b t a i n s I,essor's c o n s e n t i n wri king,

        may s e l f - i n s u r e u n d e r t h i s s a b p a r a g ~ a p h1 0 ! a ) .     Sublessee agrees

        co p r o v i d e S u b l e s s o r w i t h a copy oE L e s s b r ' s a s s e n t upon S u b l e s s e e

        o b t a i n i n g same.
    d u r i n g t h e term       '   .eof a p o l i c y o f p u S l i - c l i , Ailit. nd p r o p e r t y

I
    damage i n s u r a n c e u n d e r which t h e Sublessor, t h e P h i r a d e l p h i a A u t h o r i t y

    f o r ~ n d u s t r i a lDevelopment, a n d t h e C i t y of P h i l a d e l p h i a (and s u c h

    o t h e r p e r s o n s a s aze i n p r i v i t y o f , e e t a t o , o f S c b l e s s o r a s mey be

    s e t o u t i n n o t i c e from t i m e t o t i m e ) a n d S u b l e s s e e a s named i n s u r e d s ,

' a n d u n d e r which t h e i n s u r e r a g r e e s t o indemnify. and .hold S u b l e s s o r

    and t h o s e i n p r i v i t y o f e s t a t e w i t h S u b l e s s o r h a r m l e s s from and

    a g a i n s t a l l c o s t s , e x p e n s e s , a n d / o r l i a b i l i t y a r i s i n g o u t o f o r based
    upon a n y a n d a l l c l a i m s , a c c i d e n t s , i n j u r i e s , a n d damages. m e n t i o n e d
    i n s e c t i o n (a) of t h i s Article.                       s
                                                              ~ a k h u c h p o l i c y s h a l l b e non-

    c a n c e l l a b l e w i t h r e ' s p e c t . t o t h e S u b l e s s o r and ' S u b l e s s o r ' s s a i d

    d e s i g n e e s , w i t h o u t ' t e n (10) d a y s p r i o r w r i t t e n n o t i c e t o S u b l e s s o r ,
                                ..
                                                                                       .  gk
    and a B u p l i c a t e ' ~ o r i g i n a lo r c e r t i f i c a t e t h e r e o f s $,l1 b e d e l i v e r e d t o

    Sublessor.           The minimum amounts o f l i a b i l i t y f o r s u c h i n s u r a n c e
    s h a l l b e One M i l l i o n D o l l a r s ($1,000,000.00)                  for injury (or death) t o
    ariy o n e p e r s o n , a n d T h r e e        ill ion . ~ o l l d r s ( $ 3 , 0 0 0 , 0 0 0 . 0 0 ) f o r i n j u r y
    ' ( o r d e a t h ) t o more t h a n one p e r s o n , and F i v e Hundred ~ h o u k a n dD o l l e r s

    ( $ 5 0 0 , 0 0 0 . 0 0 ) w i t h r e s p e c t t o damaged p r o p e r t y .         Notwithstanding t h e
f o r e g o i n s , S u b l e l s e e s h a l l ; f o r t h w i t h c a r r y t h e same amount o f l i a b i l i t y
    i n s u r a n c e c a i r i e d by S u b l e s s o r a f t e r r e c e i p t , 0.f n o t i c e from S u b l e s s o r

     t h a t i t i s i n c r e a s i n q i t s i n s u r a n c e t o s t a t e d amounts.

        .    (c)      S u b l e s s e e a g r e e s t o indemnify a n d s a v e h a r m l e s s t h e

    S u b l e s s o r from a n d a g a i n s t a n y and a l l c l a i m s o f w h a t e v e r n a t u r e

    a r i s i n g from any a c t , o m i s s i o n , o r n e g l i g e n c e .of t h e S u b l e s s e e , o r

    S u b l e s s e e ' s c o n t r a c t o r s , l i c e n s e e s , a g e n t s , s e r v a n t s , o r employees,

    o r a r i s i n g from a n y a c c i d e n t , i n j u r y , o r damage w h e t s o e v e r c c u s e d

    t o any p e r s o n , o r t o t h e p r o p e r t y o f any p e r s o n o c c u r r i n g d u r i n g t h e

    t e r m h e r e o f i a o r on t h e S u b l e s s e e ' s d e m i s e d p r e m i s e s o r a r i s i n g from

    any a c c i d e n t s , i n j u r y , o r damage o c c u r r i n g o u t s i d e t h e demised

    p r e n i s e s b u t w i t h i n t h e e n t i r e t r a c t w h e r e s u c h a c c i d e n t , ddrnage, o r

    i n j u r y r e s u l t s o r i s c l a i m e d t o have r e s u l t e d from an a c t o r onrission

    cn t h e p a r t o f t h e S u b l e s s e e o r S u b l e s s e e ' s a g e n t s o r e m p l o y e r s .

    This indemnity a n d h o l d harmless agreement s h a l l i n c l u d e indemaity
        ' a g a i n s t , a l l c o s t s , e x p e n s e s , and l i a b i l i t i e s i n c u r r e d i n o r i n
        c o n n e c t i o n . w i t h any s u c h c l a i m o r proceeding b r o u g h t t h e r e o n , a n d

         t h e eefense thereof.
                  (dl     S u b l e s s o r agrees t o indemnify and s a v e harmless t h e

        S u b l e s s e e from a n d a g a i n s t a n y and a l l c l a i m s o f w h a t e v e r n a t u r e
        a r i s i n g f r o m a n y a c t , o m i s s i o n , o r n e g l i g e n c e of t h e S u b l e s s o r o r

.        SuSlessor!s          c o n t r a c t o r s , l i c e n s e e s , a g e n t s , s e r v a n t s , o r employees,
        o r a r i s i n g from any a c c i d e h t , i n j u r y , o r damage w h a t s o e v e r c a u s e d
        t o a n y p e r s o n , o r t o t h e p r o p e r t y o f any p e r s o n o c c u r r i n g d u r i n q ' t h e
        t e r n h e r e o f o r i n o r on t h e S u b l e s s o r ' s p r e m i s e s o r a r i s i n g
        from a n y a c c i d e n t s , i n j u r y , o r damage o c c u r r i n g o ..*t s i d e t h e
                                                                                    u
        p r e m i s e s b u t w i t h i n t h e e n t i r e t r a c t w h e r e s u c h acc"Fdent, darnege, o r .
        i n j u r y r e s u l t s o r i s c l a i m e d t o h a v e r e s u l t e d f r o m an a c t o r o m i s s i o n
        o n t h e p a r t of S u b l e s s o r o r S u b l e s s o r ' s , a g e n t s o r e m p l o y e e s .        This
        inCemnity and h o l d . harmless agreement s h a l l i n c l u d e indemnity a g a i n s t

        a l l c o s t s , e x p e n s e s , and l i a b i l i t i e s i n c u r r e d i n o r i n c o n n e c t i o n
        w i t h any s u c h c l a i m o r proceeding b r o u g h t t h e r e o n , and t h e e e f e n s e

        .there-of.
                 (e)      S u b l e s s e e a g r e e s t o u s e and o c c u p y t h e d e m i s e d p r e m i s e s
        an$ t o u s e s u c h o t h e r p o r t i o n s o f t h e e n t i r e t r a c t a s i t i s h e r e i n
        g i v e n t h e r i g h t t o u s e a t . i t s own r i s k ; and that S u b l e s s o r s h a l l
        h a v e n o r e s p o n s i b i l i t y o r l i a b i l i t y f o r a n y l o s s o f o r damage t o t h e

        b u i l d i n g , improvements, f i x t u r e s , o r o t h e r ' p e r s o n a l p r o p e r t y o f

    ,   s u b l e s s e e , u n l e s s c a u s e d by t h e n e g l i g e n t a c t s o r o m i s s i o n o f S u b l e s s o r ,

        i t s z g e n t s , s e r v a n t s , o r employees.
                 (f) S u b l e s s e e a l s o a g r e e s t h a t i t s h a l l k e e p i t s f u r n i t u r e ,

        f i c t u r e s , m e r c h a n d i s e , and e q u i p m ~ n ti n s u r e d a g a i n s t l o s s o r damage
        by f i r e , w i t h t h e u s u a l e x t e n d e d c o v e r a g e e n d o r s e m e n t s .     It i s

        u o Z e r s t o o d and a g r e e d t h a t S u b l e s s e e assumes a l l r i s k o f damage t o
        i t s own p z - o p e r q a r i s i n g from any cal;se w h e t s o e v e r , i n c l u d i n g , v ! i t h o u ~ t

        l i n i k t i o n , loss by t h e f t o r o t h e n q i s e .         .Not:.~ithstar?dinq t h e f o r e g o i n g ,

        s u b l e s s e e niay s e l f - i n s u r e u n d e r t h i s s u b p a r a g r a p h ( f )   .
               . (g)     Any i n s u r a n c e r e q u i r & d t o b e p r o v i d e d by S o b l e s s e e p u r s u a n t
, t o t h i s S u b l e a s e may be p r o v i d e d by b l a n k e t i n s u r a n c e covcring t h e
demised p r e m i s e s and o t h e r l o c a t i o n s o f S u b l e s s e e , provided such

b l a n k e t i n s u r a n c e c o n ~ p l i e sw i t h t h i s S u b l e a s e w i t h r e s p e c t t o t h e

amoun t of i n s u r a n c e i n v o l v e d .
         11.     D e s t r u c t i o n and Eminent Domain :

         (a)     S u b j e c t t o t h e p r o v i s i o n s of A r t i c l e 1 4 , i n t h e event t h a t
a t any t i m e d u r i n g t h e term o f t h i s L e a s e , t h e b u i l d i n g s and
improvements on t h e demised p r e m i s e s s h a l l b e d e s t r o y e d o r damaged
                                                             .   ,

i n whole o r i n p a r t by f i r e o r o t h e r c a u s e , S u b l e s s e e s h a l l have t h e
r i g h t , b u t not t h e obligation,                   t o e l e c t n o t t o repair, replace, o r
r e b u i l d s u c h b u i l d i n g s and improvements.               I n the event Sublqssee
                                                                                     w:,
e l e c t s n o t t o r e p a i r , r e p l a c e , o r r e b u i l d such buijlilings and iinprovements
S u b l e s s e e s h a l l r a z e such b u i l d i n g s o r improvements ( o r s u c h p a r t                  .
t h e r e o f t h a t h a s b e e n damaged o r d e s t r o y e d ) and c l e a r t h e a r e a ' o f
debris.        A f t e r the a r e a has b e e n c l e a r e d , i t s h a l l b e improved by
S u b k s s e e s o a s t o match t h e a d j a c e n t parking a r e a u n t i l such t i m e
a s , r e b u i l d i n g may o c c u r t h e r e o n .
         (b) If a t any t i m e d u r i n g t h e term o f t h i s S u b l e a s e o r any

e x t e n s i o n t h e r e o f , t h e e n t i r e t r a c t o r s u c h p o r t i o n t h e r e o f a s would
r e n d e r t h e u s e by S u b l e s s e e of t h e demised p r e m i s e s u n p r o f i t a b l e o r
i m p r a c t i c a l , s h a l l b e t a k e n o r a p p r o p r i a t e d by v i r t u e of eminent

domain o r o t h e r s i m i l a r p r o c e e d i n g s , or b e condemned f o r any p u b l i c

or q u a s i - p u b l i c u s e s , t h e S u b l e s s e e s h a l l h a v e t h e r i g h t and
p r i v i l e g e of terminating t h i s Sublease.                    Such t e r m i n a t i o n s h a l l n o t
a f f e c t t h e S u b l e s s e e ' s r i g h t t o r e c o v e r the apportionment o f dameges
a s h e r e i n provided.          A l l t h e r e n t s and o t h e r c h a r g e s and payments

r e s e r v e d h e r e i n s h a l l b e permanently a b a t e d from t h e time of such

taking o r appropriation.

        In t h e e v e n t of a p a r t i a l t a k i n g o r a p p r o p r i a t i o n o f t h e

dexise.d p r e m i s e s o r t h e e n t i r e t r a c t n o t r e s u l t i n g i n a t e r n r i n z t i o n

o f t h i s S u b l e a s e , S u b l e s s e e s h a l l b e e n t i t l e d t o an abatement o f

r e n t , ilnroediately tipon the t a k i n g , i n s u c h amountUas s h A 1 be j c e t

and e q u i t a b l e .    I n t h e e v e n t s d c h zmount c a n n o t he agreed u p o n
    uGLner;rl           POLLA          n e r e t o , the same w i l l b e                             d
                                                                                   . e t e r m i ~ ~ eby

    a r b i t r a t i o n in a        :dance w i t h t h e r u l e s o f t h e iuni             ,an ~ r b i t r a t i o n
I
    ~ s s o c i h t i o n , which d e c i s i o n s h a l l b e c o n s i s t e n t w i t h t h e d e c i s i o n
    under t h e Senior Lease.
            I t i s u n d e r s t o o d a n d a g r a e d t h a t i n t h e e v e n t of a p a r t i z l o r
                         I


.complete taking o r appropriation, whether o r n o t t h i s Sublease b e
    t e r m i n a t e d a s above p r o v i d e d , t h e S u b l e s s o r a n d S u b l e s s e e h a y , i f
    p e r m i s s i b l e by a p p l i c a b l e l a w , p r o s e c u t e a t t h e i r o p t i o n t h e i r .
    r e s p e c t i v e c l a i m s a g a i n s t t h e p u b l i c o r p r i v a t e body d e s i g n a t e d a s

    t h e t a k i n g a u t h o r i t y on a c c o u n t o f any t a k i n g o r a p p r o p r i a t i o n o f
    t h e demised premises.
            Any damages :claimed by S u b l e s s e e a s a r e s u l t of any l o s s t o o r

 o f i m p r o v e m e n t s p a i d f o r o r c o n t r i b u t e d t o by the"$$blessee                  on t h e
 e n t i r e t r a c t s h a l l b e w i t h o u t d i m i n u t i o n by r e a s o n o f any p r o v i s i o n
 i n t h i s S u b l e a s e o r by o p e r a t i o n oE la?^ t h a t t h e s a i d l e a s e h o l d
 i m p r o v e m e n t s may b e o r s h a l l become t h e ' p r o p e r t y of t h e l a n d o m e r
 o r S u b l e s s o r a t any t i m e p r i o r t o o r a t t h e e x p i r a t i o n of t h e f u l l
 tern hereof.                S u b l e s s o r a n d S u b l e s s e e s h a l l s h a r e on a n e q u a l b a s i s
 any r e c o v e r y on t h e e n t i r e t r a c t .
           I n a s c e r f a i n i n g t h e S u b l e s s e e Is i n t e r e s t a n d . t h e damages
 s u s t a i n e d b y S u b l e s s e e , t h e . t e r m o f this S u b l e a s e s h a l l be deemed to
                                ..
 ruh f o r t h e f u l l ' t e r m a l l o w a b l e , i n c l u d i n g any e x t e n s i o n under t h e
 terms o f t h i s S u b l e a s e , n o t w i t h s t a n e i n g any p r i o r t e r m i n a t i o n t h e r e o f
which.may r e s u l t ' a s p r o v i d e d i n this s i b l e a s e i n t h e c a s e o f a
                                                                .    .
tc..ing o r a p p r o p r i a t i o n . T h e p r o v i s i o n s o f A r t i c l e l l ( b ) 11ereoE s h a l l

.be u n d e r a n d s u b j e c t t o t h e p r i m e l e a s e b e t w e e n t h e C i t y o f
~ h i l a s e l p h i aa n d t h e P h i l a d e l p h i a A u t h o r i t y f o r I n d u s t r i a l Developmo-nt
and t h e S u b l e a s e b e t w e e n t t i e P h i l a d e l p h i a A u t h o r i t y f o r I n d u s t r i a l
Development and t h e w i t h i n S u b l e s s o r , a n d i n no e v e n t s h a l l S u b l e s s e e
r e c e i v e a n y c o n d e m n a t i o n p r o c e e d s on a c c o u n t o f t h e l a n d .

           12.                                               -
                   ~ I e c h a n i c s '' L i e n s o r C l a i m s :

          S u b l e s s e e s h a l l n o t p e r m i t t o b e c r e a t e d n o r t o remain u n d i s c t a r g e d

any l i e n , encumbrance, o r c h a r g e a r i s i n y o u t of any work of a n y
        c o n t r a c t o r , mechar    -, l a b o r e r ,   or m a t e r i a l m a n which .. ..ght b e or
    I
        become a l i e n o r encumbrance o r c h a r g e upon t h e demised p r e m i s e s o r

        t h e e n t i r e t r a c t o f which t h e demised p r e m i s e s a r e a p a r t , and

        S u b l e s s e e s h a l l n o t s u f f e r any o t h e r m a t t e r or t h i n g whereby t h e

. e s t a t e , r i g h t , a n d i n t e r e s t of S u b l e s s o r i n t h e demised p r e m i s e s
-       o r i n t h e e n t i r e t r a c t of which t h e demised p r e m i s e s a r e a. p a r t
        rnight.be impaired.              I f any l i e n o r n o t i c e o f l i e n o n a c c o u n t of a n
        a l l e g e d d e b t o f S u b l e s s e e o r any n o t i c e o f c o n t r a c t by a p a r t y
        engaged by S u b l e s s e e o r . S u b l e s s e e l s . c o n t r a c t o r t o work i n t h e
        demised p r e m i s e s s h a l l b e f i l e d a g a i n s t t h e d e m i s e d p r e m i s e s o r t h e
        e n t i r e t r a c t , Sublessee s h a l l , within t h i r t y (30) days a f t e r n o t i c e
    o f t h e f i l i n g t h e r e o f , c a u s e t h e same ' t o b e d i s c h q g e d o f r e c o r d
                                                                                            YI
    by pzyrnent, d e p o s i t , bond, o r d e r of a c o u r t o f competent j u r i s d i c t i o n ,
        o r otherwise.'         I f Sublessee s h a l l f a i l t o cause such l i e n or notice
        of a l i e n t o b e d i s c h a r g e d w i t h i n the p e r i o d provided, t h e n S u b l e s s o r ,
        i n a d d i t i o n . t o any o t h e r r i g h t s o r r e m e d i e s may, b u t s h a l l n o t b e

        o b l i g a t e d t o , d i s c h a r g e t h e same by e i t h e r p a y i n g t h e amount c l a i m e d
        t o b e d u e o r by p r o c u r i n g t h e d i s c h a r g e o f s u c h l i e n by d e ~ o s i t r
                                                                                                          o

    by b o n d i n g p r o c e e d i n g :   i n any s u c h e v e n t , S u b l e s s o r s h a l l b e e n t i t l e d ,
    i f S u b l e s s o r e l e c t s , t o d e f e n d any p r o s e c u t i o n f o r t h e f o r e c l o s u r e o f
    such l i e n by t h e l i e n o r o r compel t h e p r o s e c u t i o n                 o f any a c t i o n f o r
    t h e ' f o r e c l o s u r e o f s u c h l i e n by t h e l i e n o r a n d pay t h e amount of t h e

    judgment i n favor o f t h e l i e n o r w i t h i n t e r e s t , c o s t s , a n d a l l o w a n c e s .

    Any amount p a i d 'by S u b l e s s o r a n d a l l c o s t s and e x p e n s e s , i n c l u d i n g
. reasonable            a t t o r n e y s ' f e e s , i n c u r r e d by S u b l e s s o r i n c o n n e c t i o n

    t h e r e w i t h , t o g e t h e r w i t h i n t e r e s t t h e r e o n a t t h e maximum l e g a l r a t e
    from t h e r e s p e c t i v e d a t e s of S u b l e s s o r ' s making of t h e payment o r
    i n c u r r i n g o f t h e c o s t and e x p e n s e s h a l l b e p a i d by S u b l e s s e e t o
    S u b l e s s o r on demand.
               13.     I n s p c c t i o ~a n d Easements:

               (a)                                                                             ~       tr
                       S u b l e s s e e a g r e e s t h a t S u b l e s s o r o r t h e L+ess@r ~ n d c h e

    s e n i o r Le.ase as p r o v i d e d f o r i n t h e S e n i o r L e a s e s h a l l h a v e t h e r i s k ;

    a t a l l r e a s o n a b l e t i m e s , and a f t e r r 6 a s o n s b l e n o t i c e t o S u b l e s s e e ,
I

    by i t s e l f o r by t h e i r d u l y a u t h o r i z e d a g e n t s , t o g o upon and i n s p e c t

    the d e ~ n i s e dp r e m i s e s and e v e r y p a r t t h e r e o f , a n d a t any time o r times
    t o make s u c h r e a s o n a b l e r u l e s a n d r e g u l a t i o n s n o t i n c o n f l i c t wit!!
. t h e terms a n d c o n d i t i o n s of t h i s S u b l e a s e a s i n i t s .sole judgment may
    b e r e a s o n a b l y n e c e s s a r y f o r s a f e t y and c a r e o f t h e demised p r e m i s e s

    and t h e p r e s e r v a t i o n of good o r d e r t h e r e i n .          Sublessee f u r t h e r - a g r e e s
                                                                                                               .       3       - ..
    t o p e r m i t t h e S u b l e s s o r o r the L e s s o r t o c o n c u c t an i n s p e c t i o n o f t h e

    premises w i t h prospective t e n a n t s o t purchasers a t reasonable hours.

            (b)     AS' p r o v i d e d i n . t h e S e n i o r Lease,       t h e C i t y of P h i l a d e l p h i a

    a t i t s s o l e c o s t and exgense h a s r e s e r v e d t o i t s e l f an i r r e v o c a b l e
                                                                                      . **;'
    r i g h t and e a s e m e n t t o i n s t a l l , m a i n t a i n , r e p a i r , r s # l a c e , o r remove
water o r s e w e r p i p e s , a l o n g w i t h t h e r i g h t t o e n t e r t h e demised
 p r e m i s e s a t a l l r e a s o n a b l e t i m e s i n o r d e r t o ~ c c o x p f i s hany a c t i o n s
    p e c m i t t e d by s u c h r i g h t and e a s e m e n t s .    '   he t e r m s and c o n d i t i o n s o f
    s a i d r i g h t and easdment a r e s p e c i f i c a l l y i n c o r p o r a t e d i n t h e t e r m s
    and c o n d i t i o n s of t h i s S u b l e a s e .      I n the e v e n t such i n s t a l l a t i o n ,

maintenance,             r e p a i r , r e p l a c e m e n t , o r removal s h a l l u n r e a s o n a b l y               '

i n t e r f e r e w i t h ' t h e o p e r a t i o n of S u b l e s s e e ' s b u s i n e s s , t h e n t h e minimum
r e n t and a l l o t h e r charges under t h i s Sublease s h a l l a b a t e u n t i l such
t i h e a s t h e S u b l e s s e e c'an r e a s o n a b l y o p e r a t e h i s b u s i n e s s h e r e u n 2 e r .
           14.       Termination:
           S u b l e s s e e s h a l l d e l i v e r and s u r r e n d e r t o S u b l e s s o r p o s s e s s i o n
of t h e d e m i s e d p r e m i s e s upon t h e e x p i r a t i o n of t h i s S u b l e a s e , o r i t s
' e a r l i e r t e r m i n a t i o n a s h e r e i n p r o v i d e d , broom c l e a n and i n a s good
c o n d i t i o n a n d r e p a i r a s t h e same ' s h a l l b e upon t h e completion oE t h e

b u i l d i n e g , r e a s o n a b l e wear dnd t e a r and damage by f i r e or c a s u a l t y
or t h e elements excepted.                      Except a s provided i n A r t i c l e 8 Sublessee

    s h a l l h a v e t h e p r i v i l e g e and r i g h t a t i t s own e x p e n s e o f removing i t s

 moveable b u s i n e s s f i k t u r e s , f u r c i t u r s , machinery a n d equipment n o t

    a f f i x e d t o t h e demised p r e m i s e s and s i g n s , a s w e l l a s any i t e m s , d e v i c c s ,

 or desig1:s which r e p r e s e n t any s e r v i c e mark o r trademark r e g i s t e r e d o r
    owned by S u b l e s s e e o r i t s a f f i l i a t e s o r which b e c a u s e oE i t s s i z e , s k a s c ,

    and/or c o l o r may h a v e come t o b e i d e n t i f i e d i n t h e mind of t h e public
 y i t h Sublessee.              y damage t o the b u i l d i n g c a u s e d ,,
                                                                              -/             s u c h removal

 s h a l l b e r e p a i r e d by S u b l e s s e e a t i t s own e s p e n s e .

         E x c e p t a s o t h e r w i s e p r o v i d e d f o r i n t k i s S u b l e a s e , upon t h e

 t e r n i n a t i o n o r e x p i r a t i o n o f Chis Sublease f o r whatsoever cause,

: ~ u b l k s s o r , p r o v i d e d t h e S u b l e s s o r i s r e q u i r e d o r may b e r e q u i r e d

,by t h e P h i l a Z e l p h i a A u t h o r i t y f o r I n d u s t r i a l ~ e v e l o p m e n to r t h e

 C i t y o f P h i l a d e l p h i a , may r e q u i r e S u b l e s s e e t o remove any b u i l 4 i n g ,
                                                                                                                 . .
 improvements, a d d i t i o n s , a n d a l t e r a t. i o n s . t h e r e t o , s i d e w a l k s and
                                                                    .

 lanZscaping, l o c a t e d on t h e demised'premises.                           In said event,

s u b l e s s e e s h a l l r a z e . s u c h . b u i l d i n g o r improvements and c l e a r t h e a r e a

of a l l Sebris.           A f t e r . t h e d e m i s e d p r e m i s e s have b e e n c l e a r e d , i t
s h a l l b e r e s t o r e d t o i t s o r i g i n a l c o n d i t i o n as ne;!!&          a s possible.
                                                                                        ..
         I n a d d i t i o n t h e r e t o , t h e S u b l e s s o r may h e r e q u i r e d by t h e ter.ms

 and c o n d i t i o n s o f i t s L e a s e w i t h t h e P h i l a d e l p h i a A u t h o r i t y f o r
 I n d u s t r i a l Development t o :           ( a ) cap a 1 1 u t i l i t y l i n e s t o comply w i t h
 governmenta'l o r c o d e r e q u i r e m e n t s ;         ( b ) remove p a r k i n g l o t l i g h t i n g
                                                                                                                       .
 p o l e s ; a n d ( c ) remove a l l f r e e - s t a n d i n g s i g n s . o n t h e e n t i r e t r a c t .          .   .
         I n s a i d event, S u b l e s s e e l s p r o r a t a s h a r e o f t h e c o s t and
 e x p e n s e o f c o d p l y i n g t h e r e w i t h s h a l l b e 5 0 % pf a l l c o s t s i n c u r r e d

.by Sub!.essor        i n c o m p l y i n g with t h e f o r e g o i n g .
         S u b l e s s e e s h a l l n o t b e r e q u i r e d t o remove a n y p a r t o f t h e

parking a r e a s , driveways, c u r b i n g , walks, underground u t i l i t i e s or

p i p e s , o r a n y l a n d s c a p e d areas l o c a t e d ~ u t s i d e t h e d e m i s e d p r e m i s e s .
                                                              o

        ' ~ x c e ~ st o t h e r w i s e s p e c i f i c a l l y p r o v i 2 e d f o r i n A r t i c l e s S ( d ) ,
                  a

a ( e l and e l f ) o f t h i s S u b l e a s e , i n t h e e v e n t t h i s S u b l e a s e i s

terminated o r e x p i r e s f o r whatsoever cause p r i o r t o t h e t e r m i n a t i o n
o r e x p i r a t i o n f o r w h a t s o e v e r c a u s e o f t h e S e n i o r Lease,        Sublessee s h a l l

have t h e o b l i g a t i o n , a t t h e t i r n e o f t e r m i n a t i o n o f t h e S e n i o r L e a s e ,

p r o v i d e d S u b l e s s o r i s s o r e q u i r e d by t h e L e s s o r ,    t o remove a n y b u i l d i n g ,

improv~ment, a d d i t i o n s
           s                           ,   and a l t e r a t i o n s t h e r e t o , s i d e w a l k s and

l a n d s c a p i n g l o c a t e d u p m t h e demised p r e m i s e s .          I n such e v e n t ,

S u b l e s s e e s h a l l r a z e s u c h b u i l d i n g , improvements, and c l e a r t h e

prernises of a l l d e b r i s .           A f t e r .the demised         remises       have b e e n c l e a r e d ,

i t s h a l l b e r e s t o r e d t o i t s o r i g i n a l c o n d i t i o n as n e a r l y a s p o s s i b l e .
    If S u b l e s s e e d o e s n o t commence t o s o r a z z , c l e a r , and r e s t o r e s a l d
    p r e m i s e s w i t h i n t w e n t y ( 2 0 ) d a y s f o l l o w i n g r e c e i p t of S u b l e s s o r ' s
    . n o t i c e t o S u b l e s s e e t h a t t h e . same i s r e q u i r e d by L e s s o r , t h e n S e b l e s s o r
    s h a l l have t h e r i g h t t o s o r a z e ,         c l e a r ' , and r e s t o r e s a i d p r e m i s e s
    a l l a t S u b l e s s e e ' s s o l e c o s t and expense.              Sublessee s h a l l promptly
                                                                                                                        .   -
    r e i m b u r s e S u b l e s s o r f o r a l l c o s t s i n c u r r e d by S u b l e s s o r i n p e r f o r m a n c e

    of the foregoing.                The a f o r e s a i d o b l i g a t i o n s of S u b l e s s e e s h a l l

    s u r v i v e t h e e a r l i e r t e r m i n a t i o n of t h i s S u b l e a s e .

            Notwithstanding t h e foregoing, i n t h e e v e n t Sublessor has
    r e - a c q u i r e d t h e demised p r e m i s e s p u r s u a n t t o A r t i c a e 8 d u r i n g t h e
                                                                                           4:
    f i r s t £ i f t e e n (15) y e a r s of t h e secondary term, t h e p r o v i s i o n o f
    p a r a g r a p h s two (2) t h r o u g h f i v e (5) o f t h i s A r t i c l e 1 4 s h t l l n o t b e
    app.licable t o Sublessee.                   I n t h e event S u b l e s s o r has re-acquired                     the
    clernised p r e m i s e s a f t e r t h e f i r s t f i f t e e n ( 1 5 ) y e a r s o f t h e s e c o n d a r y

    t e r n a n 2 h a s n o t s u b l e t t h e d e m i s e d p r e m i s e s t o a t h i r d party..             the
    p r o v i s i o n s o f p a r a g r a p h s two ( 2 ) t h r o u g h f i v e ( 5 ) o f t h i s Article

    14 s h a l l b e a p p l i c a b l e t o s u b l e s s e e .
            IS.      Default:
       '    I n t h e e v e n t of any f a i l u r e of. S u b l e s s e e t o pay any minimum,
    a d d f t i o n a l r e n t , , o r o t h e r c h a r g e s due h e r e u n d e r w i t h i n t e n d a y s a f t e r
                                                   .
                                                   .
    n o t i c e t h a t szme i s due ( p r o v i d e d howeirer t h a t no s u c h n o t i c e s h a l l be

    r e q u i r e d t o b e g i v e n more t h a n t w i c e i n a n y t w e l v e ( 1 2 ) month p e r i o d . ) ,              ol

    any f a i l u r e t o p e r f o r m any o t h e r t e r m s , c o n d i t i o n s , o r c o v e n a n t s o f t h i s

    s u b l e a s e t o b e o h s e r v e d o r perfo,rmed by S u b l e s s e e f c z n o r e t h a n t h i r t y (3,

    days a f t e r w r i t t e n n o t i c e of s u c h d e f a u l t s h a l l have been m a i l e d t o

    s u b l e s s e e , o r s u b l e s s e e s h a l l h a v e f a i l e d t o i n i t i a t e r e a s o n a b l e end

    a p p r o p r i a t e s t e p s i n s a i d t h i r t y (301 day p e r i o d t o remedy s u c h d e f a u l t
    2nd t h e r e a f t e r d i l i g e n t l y p r o s e c u t e such remedy, o r i f S u b l e s s e e

    s h a l l abandon s a i d p r e m i s e s o r p e r m i t t h i s S u b l e a s e t o b e t a k e n u n d e r

    any w r i t o r e x e c u t i o n , then t h e S u b l e s s ~ r ; h e s i 2 r . n o t h e r rirj.h(ls o r
    remedies i t n i g h t h z v e , s h a l l h a v e t h e r i g h t t o d e c l a r e t h i s S u b l e 3 s e
    t e r m i n a t e d and t h e t e r m ended a n d / o r s h a l l have t h e immediate r i g h t

    o f r e e n t r y and may remove a l l p e r s o n s and p r o p e r t y from t h e denised
      remises     o r e l s e w h e r e a t t h e ' c o s t o f , and f o r t h e a c c o u n t of S u b l e s s e e ,
.   w i t h o u t e v i d e n c e o f n o t i c e o r r e s o r t t o l e g a l p r o c e s s , and w i t h o c        PO0372
                                                                   . .
      b e i n g deemed g:           ;y o f t r e s p a s s , o r c o n v e r s i o n , c           ecoming l i a b l e
                                                                                               -
I     '

      f o r 211yl o s s o r damage which may b e o c c a s i o n e d thereby.


            S1-lould S u b l e s s o r e l e c t t o r e - e n t e r ,     a s herein provided, o r should

i t t a k e p o s s e s s i o n p u r s u a n t to l e g a l proceedings o r p u r s u a n t t o any
n o t i d e p r o v i d e d f o r by law, i t may e i t h e r t e r m i n a t e t h i s S u b l e a s e o r

i t may f r o m time t o t i m e , w i t h o u t t e r m i n a t i n g t h i s S u b l e a s e , make
s u c h a l t e r a t i o n s o r r e p a i r s a s may b e n e c e s s a r y i n o r d e r t o r e - l e t
t h e d e m i s e d p r e m i s e s o r any p a r t t h e r e o f f o r s u c h t e r m o r t e r m s

    (which may b e f o r a t e r m e x t e n d i n g beyond t h e t e r m o f t h i s S u b l e a s e )                    ,
    an2 a t s u c h r e n t a l o r r e n t a l s o r upon s u c h o t h e r t e r m s a n 2 c o n d i t i o n s
    as S u b l e s s o r i n i t s s o l e d i s c r e t i o n may deem a d v i s b l e .              Upon s u c h
                                                                                          &.
    r e l e t t i n g , a l l r e n t a l s and o t h e r sums r e c e i v e d by S u b l e s s o r from
    s u c h r e l e t t i n g s h a l l b e a p p l i e d f i r s t t o t h e payment o f any i n d e b t e d n e s s

    o t h e r than r e n t due hereunder from Sublessee t o Sublessor; second,
    t o t h e payment o f a n y c o s t s a n d e x p e n s e s of s u c h r e l e t t i n g , i n c l u d i n g

    r e a s o n a b l e b r o k e r a g e f e e s a n d a t t o r n e y s ' ' f e e s , and t h e c o s t o f s u c h .        '

    a l t e r a t i o n s o r ' r e p a i r s ; t h i r d , t o t h e payment of r e n t , a d d i t i o n e l
    r e n t , a n d o t h e r c h a r g e s due a n d u n p a i d h e r e u n d e r ; and the r e s i d u e , i f

    a n y , s h a l l b e h e l d by S u b l e s s o r a n d a p p l i e d i n payment o f f u t u r e r e n t
    as t h e same may become Clue a n d p a y a b l e h e r e u n d e r .                   I f such rentals
    a n d . o t h e r sums r e c e i v e d f r o m s u c h r e l e t t i n g d u r i n g any month b e less
    t h a n t h a t t o be p a i d d u r i n g t h a t month-by S u b l e s s e e h e r e u n s e r ,

    S u b l e s s e e s h a l l pay such d e f i c i e n c y t o s u b l e s s a r .        Such d e f i c i e n c y

    s h a l l b e c a l c u l a t e d and p a i d monthly.             No s u c h r e - e n t r y     o r taking
p o s s e s s i o n o f s a i d d e m i s e d p r e m i s e s b y ~ u b l e s s o ks h a l l b e c o n s t r u e d
    a s an e l e c t i o n on i t s p a r t . t o t e r m i n a t e t h i s a S u b l e a s e u n l e s s a
w r i t t e n n o t i c e of such i n t e n t i o n be given t o Sublessee, o r unless t h e

    t e r m i n a t i o n t h e r e o f b e d e c r e e d by a C o u r t o f competent j u r i s 8 i c t i o n .

~ o t w i t h s k a n d i n ya n y , s u c h r e - l e t t i n g w i t h o u t t z r m i n a t i o n , S u b l e s s o r

may a t a n y t i m e h e r e a f t e r e l e c t t o t e r m i n a t e t h i s S c b l e a s e f o r s u c h
       I                                                                                      -
                                                                                .   .
           previous breach.             Should S u b l e s s o r a t any time terminate. t h i s S u b l e a s e

           f o r any b r e a c h i n a d d i t i o n t o any o t h e r remedies it may have, i t

        .may r e c o v e r from S u b l e s s e e a l l damages i t may i n c u r by r e a s o n o f
           s u c h b r e a c h , i n c l u d i n g t h e c o s t of r e c o v e r i n g t h e demised p r e m i s e s ,

           r e a s o n a b l e a t t o r n e y s 1 f e e s , and i n c l u d i n g t h e worth a t t h e time of

           such t e r m i n a t i o n o f t h e e x c e s s , i f any; of t h e amount o f r e n t and
           c h a r g e s e q u i v a l e n t t o r e n t r e s e r v e d i n t h i s Sublease f o r t h e remainder

           of t h e s t a t e d term o v e r t h e t h e n f a i r market v a l u e of t h e demise2

        premises f o r t h e remainder of t h e s t a t e d term, a l l of which amounts

           s h a l l be immediately due and p a y a b l e from S u b l e s s e e t o S u b l e s s o r .

           I n d e t e r m i n i n g t h e r e n t which would b e payable byi%ublessee h e r e u n d e r ,
           subsequent t o d e f a u l t , t h e a n n u a l r e n t f o r each year of t h e u n e x p i r e d
           term s h a l l be e q u a l t o t h e averacre annual minimum g u a r a n t e e d and

                      a
           ~ e r c e tn q e r e n t s p a i d ' by S u b l e s s e e from t h e commencement o f t h e term

           t o t h e time o f d e f a u l t , o r d u r i n g t h e p r e c e e d i n g t h r e e f u l l c a l e n d a r .

           y e a r s , whichever p e r i o d i s s h o r t e r .


                16.     Bankruptcy o r Insolvency:

                (a)    I n t h e e v e n t t h e e s t a t e c r e a t e d h e r e b y s h a l l ' b e t a k e n on
     e x e c u t i o n o r by o t h e r p r o c e s s of law, o r i f S u b l e s s e e s h a l l b e

     a d j u d i c a t e d i n s o l v e n t o r b a n k r u p t p u r s u a n t t o t h e p r o v i s i o n s o f any

     s t a t e o r f e d e r a l i n s o l v e n c y o r bankruptcy a c t , o r i f a R e c e i v e r o r

    : T r u s t e e of t h e p r o p e r t y o f S u b l e s s e e s h a l l ' b e appointed by t h e r e a s o n

     o f t h e insoLvency o r i n a b i l i t y qf S u b l e s s e e t o pay i t s d e b t s , o r i f any
     assignment s h a l l b e made of t h e p r o p e r t y of . S u b l e s s e e f o r t h e

     b e n e f i t o f c r e d i t o r s , t h e n , and i n such e v e n t , S u b l e s s o r may, a t

     i t s o p t i o n , ' t e r m i n a t e t h i s s u b l e a s e and a l l r i g h t s of S u b l e s s e e

     hereunder, by giving t o Sublessee n o t i c e                       in w r i t i n g ' o f t h e e l e c t i o n
     of Sxblessor t o s o terminate.

                (b)    S u b l e s s e e s h a l l noc c a a s s o r gi.ve c a u s e f o r t h e F n s t i t u t i c ~ i

     o f l e g a l 2 r o c e e d i n y s seekirig t o have S u b l e s s e e a d j u s i c a t e d b a n k r u p t ,

.    r e o r g a n i z c 8 , o r r e a r r a n g e d urtder t h e bankruptcy laws o f t h e U n i t e d

     S t a t e s , and s h a l l n o t cause o r g i v e c a u s e f o q t h e appointment of a

                               f
     Trustee o r ~ e c e i v e r o r t h e ' a s s e t s of S u b l e s s e e , and s h a l l n o t make

      any assignment f o r t h e b e n e f i t o f c r c r ' i t o r s , o r become o r h e
                                                             -26-
  a d j u d i c a t e d i n s o -.;nt.       The f i l i , n g o f any p e t i t i o n ,rider t h e bank-
. )

  r p u t c y law s h a l l be c o n c l u s i v e e v i d e n c e o f a d e f a u l t t h a t is a

  b r e a c h o f t h e p r o v i s i o n s r e l a t i n g to t h e commencement o f a c a s e u n d e r

  S e c t i o n 3 6 5 o f the a a n k r u p t c y Code, a n d s h a l l b e deemed a m a t e r i a l
 .breach o f . S u b l e s s e e ' s o b l i g a t i o n hereunder,               Upon s u c h b r e a c h by
  S u b l e s s e e , S u b l e s s o r may a t i t s o p t i o n and i n a d d i t i o n t o any o t h e r

  remedy a v a i l a b l e t o S u b l e s s o r , t e r m i n a t e t h i s ~ u b l e ' a s ea n d a l l r i g h t s
                                                                                                                 . .
  o f s u b i e s s e e h e r e u n d e r , by g i v i n g t o s u b l e s s e e n o t i c e i n w r i t i n g o f
  t h e e l e c t i o n of S u b l e s s o r t o s o t e r m i n a t e .        Should any i n v o l u n t a r y
 proceeding b e f i l e d a g a i n i t Sublessee and such proceeiiing n o t be
 removed, w i t h i n s i x t y ( 6 0 ) days t h e r e a f t e r , t h e n t h i s S u b l e a s e s h a l l
                                                                                  ..RE
 n o t b e c o n e a n a s s e t i n any o f s u c h p r o c e e d i , n g s a n d     any s u c h e v e n t ,
 i t s h a l l be lawful f o r the Sublessor t o declare the term hereof

 e n d e d a n d t o r e - e n t e r t h e demised p r e m i s e s and t a k e p o s s e s s i o n
      thereof.        I f s a i d i n v o l u n t a r y p r o c e e d i n g i s removed within s a i e

      s i x t y ( 6 0 ) day p e r i o d , t h e n s u c h d e f a u l t s h a l l b e deemed c u r e d .


        '    17.     Q u i e t Enjoyment:                                                                                e .



             T h e S u b l e s s o r c o v e n a n t s t h a t t h e S u b l e s s e e , upon p a y i n g t h e

  r e n t a n d p e r f o r m i n g t h e c o v e n a n t s h e r e o f on t h e p a r t o f t h e S u b l e s s e e
  t o be ' p e r f o r m e d , s h a l l a n d may p e a c e a b l y a n d q u i e t h y h a v e , h o l d ,
  and e n j o y . t h e e n t i r e demised p r e m i s e s a n d s a i d a p p u r t n e n a n c e s ,
  rights, privileges,                 a n d easdments t h r o a g h o u t t h e term h e r e o f and

                            e
  any e x t e n s i o n 'or- x t e n s i o n s h e r e o f .
             S u b l e s s o r c o v e n a n t s and a g r e e s t h a t i t i s a l a w f u l t e n a n t o f

  t h e premises demised hereby, th'at i t h a s lawful p o s s e s s i o n t h e r e o f ,

  a n d h a s g o o d a n d l a w f u l a u t h o r i t y t o e x e c u t e this S u b l e a s e .
             18.     T i t l e s of Articles:
             T i t l e s of the a r t i c l e s throughout t h i s Sublease a r e f o r

  c o n v e n i e n c e a n d r e f e r e n c e o n l y , a n d t h e words c o n t a i n e d t h e r e i r i s h a l l

  i n no way be h e l d t o e x p l a i n , m o d i f y , a m p l i f y , oz aid i n t h e
  i n t e r p r e t a t i o n , c o n s t r u c t i o n , meaning, o r . p r o v i s i o n s o f t h i s i n s t . r l l i t ~ n t .

             19.     Notices:

             A l l n o t i c e s t o t h e S u b l e s s o r s h a l l be s e n t by r e g i s t e r e d o r

  c e r t i f i e d mail addressed t o the Sublessor a t its business o f f i c e

      a t Cne Howard Johnson P l a z a , B o s t o n (Dorches t e r )                  ,   t - t a s s a c h u s e t t s , 02125,

  with'a c o p y o f same t o G e n e r a l C o u n s e l , Howarci J o h n s o n C ' ~ : ? p a n y , L s . 4
                                                       -27-                                                                    PO0375
    B e p a r t m e 3 t , 210 ;--rbes Road, B r a i n t r e e , M a s s a c h u s e ~ - G S ,02184, or a t

    s u c h o t h e r a d d r e s s as t h e S u b l e s s o r s h a l l d e s i g n a t e i n w r i t i n g .          All
    n o t i c e s t o S u b l e s s e e s h a l l b e ' s e n t b y r e g i s t e r e d or c e r t i f i e d mail
    t o t h e S u b l e s s e e at F r i e n d l y I c e Cream C o r p o r a t i o n , 1855 Boston
    Road, W i l b r a h a m , M a s s a c h u s e t s , .O109 5 , a t t e n t i o n : R e a l . E s t a t e Department,
    w i t h a d u p l i c a t e c o p y a d d r e s s e d a s a b o v e a n d marked " C o r p o r a t e
    R e a l E s t a t e Legal Department" o r a t such o t h e r address as t h e
    Sublessee s h a l l designate i n writing.                            Notwithstanding                 any p r o v i s i o n s

    i n t h i s S u b l e a s e t o t h e c o n t r a r y c'oncerning m o d i f i c a t i o n s , a c h a n g e

    i n a d d r e s s may b e e f f e c t e d b y a r e g i s t e r e d or c e r t i f i e d l e t t e r s e n t
    by e i t h e r p a r t y t o t h e o t h e r .
                                                                                            .*'
             20.      D e f i n i t i o n o f Terms:                                          '3:

             (a)      he   f i r s t . " l e a s e y e a r 1 ' i s h e r e b y d e f i n e d t o mean t h e t w e l v e
    f u l l c a l e n d a r m o n t h s , p l u s t h e p a r t i a l month, i f a n y , i m m e d i a t e l y                .
    f o i l o w i n g t h e r e n t commebcernent d a t e , a n d t h e r e a f t e r , t h e t e r m
    " l e a s e y e a r " i s h e r e b y d e f i n e d t o mean e a c h t w e l v e - c a l e n d a r month
    p e r i o d foll.owi'nqa t h e e x p i r a t i o n of . t h e f i r s t l e a s e y e a r o f tire term
                                                            .
    hereof.         " P a r t i a l l e a s e y e a r " s h a l l mean a n y p e r i o d s u b s e q u e n t t o t h e
    l a s t lease year.

             (b)      " E n t i r e t r a c t " s h a l l mean t h a t p o r t i o n o f t h e l a n d a n d
    t h o s e b u i l d i n g s and o t h e r , improvements t h e r e o n a s s u b s t a n t i a l l y s e t
    f o r t h , i n E x h i b i t D l a t t a c h e d h e r e t o a n d made a p a r t h e r e o f ,

             ( c ] "Common a r e a " s h a l l mean a l l . a r e a s a n d improvements l o c e t e d
    i n t h e e n t i r e t r a c t a s a r e p r o v i d e d from f i m e t o t i m e f o r t h e g e n e r a l
    u s e , i n common, 0.f S u b l e s s o r a n d S u b l e s s e e , t h e i r o f f i c e r s , z g e n t s ,
    employees, a n d c u s t o m e r s , i n c l u d i n g b u t n o t l i m i t e d t o p a r k i n g
    a r e a s , w a y s , a p p r o a c h e s , e . x i t s , e n t r a n c e s , and r o a d w a y s .

             [d)     " L e s s o r " s h a l l mean t h e P h i l a d e l p h i a A u t h o r i t y f o r

    I n d u s t r i a l D e v e l o p m e n t , i t s s u c c e s s o r s and a s s i g n s .       Sublessor

    h e r e b y a c k n o w l e d ~ e st h a t i t o c c u p i e s t h e e n t i r e t r a c t u n d e r t h e rerm.3

    and c o n d i k i o n s oE a Lease e n t e r e d i n t o by a n d betwe'en t h e P h i l t d e l p h i z
    k u t h c r i t y f o r I n d u s t r i a l D e v e l o p m e n t , a s L ~ s s o r , a n 2 by .the S c ' o l e s s o r ,

    as Lessee ( r e f e r r e d t o h e r e i n a s S e n i o r L e a s e ) .              Said Philadelphia

    - 4 u t h g r i t y f o r I n d u s t r i a l D ~ v P - l o p g e n to c c u p i e s s a i d e n t i r e . t r a c t rlnder
.   t h e t e r m s a n d c o n d i t i o n s of a L e a s e d a t e d F e b r u a r y 2 7 , 1 9 0 1 , b y a n d
  between t h e C i t y           r"    P h i l a d e l p h i a a s L e s s o r , and t h e O h i l a d e l p h i a

  i u t h o r i t y for 1ndu;trial              Development, a s Lessee ( r e f k r r e d t o h e r e i n

  a s prime l e a s e .

           (el        " A d d i t i o n a l R e n t " . s h a l l mean p e r c e n t a g e r e n t , r e a l e s t a t e
  t a x e s , common a r e a c h a r g e s , a n d a n y o t h e r monies d u e t h e S u b l e s s o r

  u n d e r t h e terms a n d c o n d i t i o n s o f t h i s S u b l e a s e .

           (£1        "Term" as u s e d h e r e i n s h a l l mean t h e o r i g i n a l term o f t h i s

  L e a s e a n d any e x t e n s i o n s or r e n e w a l s ' t h e r e o f .
           (g)        " P e r i m e t e r S i B e t r a l k s " s h a l l mean t h e s i d e w a l k s i d e n t i f i e r 2
  a s s u c h o n E x h i b i t S 1 t h a t ' a d j o i n s t h e b u i l d i n g p e r i m e t e r of t h e

  Friendly's Restaurant.
           (h)   '   A s u s e d i n t h i s S u b l e a s e a n d when r e q u i r @ : by t h e c o n t e x t ,
                                                                                                '
                                                                                               *#!
  e a c h number ( s i n g u l a r o r p l u r a l . ) s h a l l i n c l u d e a l l numbers, a n d e a c h
  gender s h a l l i n c l u d e a l l g e n d e r s ; and u n l e s s t h e c o n t e x t o t h e r w i s e                   '


  r e q u i r e s , t h e word " p e r s o n " s h a l l i n c l u d e " c o r p o r a t i o n , f i r m , o r
  a s s o c i a tion''.

          21.        O p t i o n s - t o Renew o r E x t e n d :
          P r o v i d e d t h e . S u b l e s s e e b e n o t i n c a n c e l l a b l e d e f a u l t i n the

 keeping and perfoihting of any o f t h e covenants o f t h i s Sublease, i t

 s h a l l have t h e o p t i o n , r i g h t , and p r i v i l e g e t o e x t e n d the term
 h e r e o f f o r f o u r ( 4 ) s u c c e s s i v e terms o f f i v e ( 5 ) y e a r s e a c h , s u c h

 e x t e n s i o n s t o r u n f r o m t h e t i m e t h e o r i g i n a l t e r m or p r e v i o u s

 extension expires.                    A d e f a u l t s h a l l be'deemed c a n c e l l a b l e i f n o t

 c u r e d by S u b l e s s e e d u r i n g t h e p e r i o d s o f t i m e s e t f o r t h i n

. A r t i c l e 15.       To e x e r c i s e any o f s u c h o p t i o n s , S u b l e s s e e s h a l l g i v e
 n o t i c e i n w r i t i n g t o S u b l e s s o r i n . t h e manner provide*?. f o r t h e g i v i n g
 o f n o t i c e s u n d e r t h i s S u b l e a s e t h a t t h e S u b l e s s e e e l e c t s t o renew'

 o r estent2 t h e S u b l e a s e a s h e r e i n p r o v i d e d , which n o t i c e s h a l l b e

 g i v e n a t l e a s t s i x m o n t h s b e f o r e t h e e x p i r a t i o n o f t h e o r i g i n a l term

 o r any e x t e n d e d tkrm h e r e i n s p e c i f i e d .             Sublessor s h a l l g i v e cctice

 i n l r r r i t i n g to S u b l e s s e e a t l e a s t s i x months b e f o r e t h e e x p i r a t i o n

 of t h e t e r m h e r e i n s ? e c i f i e d a s t o w h e t h e r o r n o t . d t i n t e n c l s t.s
 extend t h e Senior Lease a s h e r e i p a f t e r provided.

          1
          :     t h e S u b l e s s e e s h a l l e l e c t t o recew- t h i s Sublease f o r t h e

 r e n e w a l t e r n p r o v i d e d f o r h e r e i n , t h e minimum r e n t s h a l l b e a s :ollv..:s:

                                                               -29-
          D u r i n g e a c h - 0 k ' t h e renewal t e r m s , S u b l e s s e e s b - 1 1 pay t o
                              o
$ublessor t h e g r ~ - a t e r f:
      .      .
           (il    $ 17,501.02 p e r a n n v ; o r

           ( i i j $ 14,585.UO       p l u s t h e a v e r a g e p e r c e n t a g e r e n t due and
                     p a y a b l e by S u b l e s s e e t o S u b l e s s o r d u r i n g t h e 1 7 t h ,
                     l a t h , and 19th l e a s e years.
          The a d j u s t e d minimum r e n t f o r e a c h l e a s e y e a r o f t h e r e n e w a l
term, o n c e d e t e r m i n e d , s h a l l b e p a y a b l e i n e q u a l monthly i n s t a l l m e n t s
                                                                               . .
in a d v a n c e o n t h e f i r s t of e a c h month.
          D u r i n g t h e r e n e w a l term, t h e g r o s s s a l e s b a s e of $ 1 , 1 6 7 , 0 0 0

s h a l l be i n c r e a s e d by t h e same p e r c e n t a g e t h a t t h e minimum r e n t i s

increased.           The g r o s s s a l e s b a s e o f $2,400,000 s h e l l be i n c r e a s e d by
t h e same p e r c e n t a g e t h a t t h e minimum r e n t i s i n c r e a s e d u n d e r t h e
                                                                                     ..*$*.
terms a n d c o n d i t i o n s o f t h e S e n i o r L e a s e b e t v e e n L e m o r a n d S u b l e s s o r
as Lessee.           &s p r o v i s e d f o r i n t h e S e n i o r . L e a s e between P h i l a d e l p h i a
~ u t h o r i t yf o r I n d u s t r i a l Development and S u b l e s s o r , S u b l e s s o r h a s
o p t i o n s t o extend t h e term o f s a i d Lease f o r f o u r ( 4 ) s u c c e s s i v e terms
o'f f i v e CS). y e t r s each, s u c h e x t e n s i o n s t o r u n from t h e t i m e t h e

o r i g i n a l t e r m o r previous' extension expires.                       I n the event Sublessor
e l e c t s n o t t o extend t h e term o f t h e aforementioned Lease, S u b l e s s o r
h e r e b y g r a n t s t o S u b l e s s e e , t o t h e e x t e n t t h a t .it i s a b l e , t h e o p t i o n ,
r i g h t , and p r i v i l e g e f o r Sublessee t o extend t h e aforementioned L e ~ s e ,
p r o v i d e d t h a t t h e L e a s e s h a l l b e deemed c a n c e l l e d and t e r m i n a t e d and
oE no f u r t h e r e f f e c t a s t o S u b l e s s o r , and a l l l i a b i l i t i e s and r i g h t s

unCer s a i d L e a s e as ' t o S u b l e s s o r s h a l l t e r m i n a t e e x c e p t f o r a n y

cause o f a c t i o n a c c r u i n g p r i o r t o s a i d termination date.                      In t h e

e v e n t S u b l e s s o z e l e c t s n o t t o e x t e n d t h e S e n i o r Lease         a t any t i m e
Sublessee s h a l l have            IIJ   r i g h t o r 'option t o extend t h i s Sublease.

          I n t h e e v e n t S u b l e s s o r e l e c t s t o renew o r e x t e n d t h e S e n i o r

Lease a n d S u b l e s s e e h a s e l e c t e d t o renew o r e x t e n d t h i s S u b l e a s e , t h e n
t h i s S u b l e a s e s h a l l b e e x t e n d e d a n d t h e p r e m i s e s s h a l l b e deemed and

c o n s i d e r e d t o . h a v e been demised by S u b l e s s c r Lo S u b l e s s e e f o r t h e

a ~ d i t i o n a lterm o f t h e o p t i o n p e r i o d b e g i n n i n g immediately upon t h e '

e x p i r a t i o n o f ' t h e t h e n - e x i s t i n g tern1 w i t h o u t any f u r l l h e r i ~ ~ s t r u a e n t .
                                                                                        .. -.
I                             -.
            22.     Waiver:

            F a i l u r e o n t h e p a r t o f t h e S u b L e s s o r t o c o m p l e i n o f any a c t i o n

o r n o n - a c t i o n on t h e p a r t o f S u b l e s s e e , no m a t t e r how l o n g t h e same
 may c o n t i n u e , s h a l l n e v e r be deemed t o be a w a i v e r by t h e S u b l e s s o r
+ o f any o f i t s - r i g h t s h e r e u n d e r .      F u r t h e r , it is covenanted.and a g r e e d
    t h a t no w a i v e r a t a n y t i m e o f a n y o f t h e p r o v i s i o n s h e r e o f by
    S u b l e s s o r s h a l l b e c o n s t r u e d as a w a i v e r o f any o f t h e o t h e r p r o v i s i o n s

 h e r e o f , a n d t h a t a w a i v e r a t a n y t i m e of a n y o f t h e p r o v i s i o n s h e r & d f
s h a l l n o t b e c o n s t r u e d a s a w a i v e r a t any s u b s e q u e n t t i m e o f t h e
sane p r o v i s i o n s .       The c o n s e n t o r a p p r o v a l o f S u b l e s s o r t o o r o f a n y

a c t i o n by t h e S u b l e s s e e r e q u i r i n g S u b l e s s o r ' s cons~sg,~t r a p p r o v a l
                                                                                         o
                                                                                    'it!
s h a l l n o t b e deemed t o waive o r r e n d e r u n n e c e s s a r y S u b l e s s o r ' s
c o n s e n t o r a p p r o v a l t o o r o f a n y s u b s e q u e n t s i m i l a r a c t by S u b l e s s e e .


            F a i l u r e on t h e p a r t o f S u b l e s s e e t o c o m p l a i n of any a c t i o n
      o r n o r . - a c t i o n o n t h e p a r t o f S u b l e s s o r , no m a t t e r how l o n g t h e szine
      may c o n t i n u e , s h a l l n e v e r b e seemed t o be r waiver' by t h e S u b l e s s e e
                                                                                          . .
      o f any O E i t s r i g h t s h e r e u n 8 e r . F u r t h e r , 'it i s c o v e n a n t e d and
      a g r e e d t h a t no w a i v e r a t any t i m e o f any o f the p r o v i s i o n s h e r e o f
      by S u b l e s s e e s h a l l be c o n s t r u e d a s a, w a i v e r oE any o f t h e o t h e r

      p r o v i s i o n s h e r e o f , a n d t h a t a waiver of any o f t h e p r o v i s i o n s
      h e r e o f s h a l l n o t be c o n s t r u e d as a w a i v e r a t any s u b s e q u e n t t i m e
      of t h e same p r o v i s i o n s .      The c o n s e n t o r a p p r o v a l o f S u b l e s s e e
      t o o r o f a n y a c t i o n by t h e S u b l e s s o r r e q u i r i n g S u b l e s s e e ' s c o n s e n t
.    o r a p p r o v a l s h a l l n o t b e deemed t o w a i v e r o r r e n d e r u n n e c e s s a r y
      ~ u b l e s s e e ' s c o n s e n t o r a p p r o v a l t o o r o f any s u b s e q u e n t s i m i l a r
      a c t by S u b l e s s o r -

            N payment by S u b l e s s e e , o r a c c e p t a n c e by S u b l e s s o r , o f a
             o

    l e s s e r amount t h a n . s h a l l be due f r o m S u b l e s s e e t o S u b l e s s o r s h a l l
    b e t r e a t e d o t h e r w i s e t h a n as a payment on account.                        The a c c e p t a n c e :
    b y S u b l e s s o r of a check f o r a l e s s e r amount w i t h a n e n d o r s e m e n t o r
   s t a t e m e n t t h e r e o n , o r upon any l e t t e r accompanying s u c h check, t h a t
   s u c h l e s s e r amount i s payment i n f u l l , s h a l l b e g i v e n no e f f e c t ,
   and S u b l e s s o r may a c c e p t s u c h check w i t h o u t p r e j u d i c e t o any o t h e r
   r i g h t s o r r e m e d i e s which S u b l e s s o r may h a v e a g a i n s t t h e . S u b l e s s e e .
          23.      Brokerage :
          Sublessee r e p r e s e n t s t h a t i t has d e a l t w i t h Fred Z i e g l e r o f
   McCay      'carp., P. 0. Box 6 7 9 , Bordentown, New J e r s e y , 0 8 5 0 5 , b r o k e r
   i n c o n n e c t i o n w i t h t h e . consummation o f t h i s S u b l e a s e , and S u b l e s s e e
   assumes a l l l i a b i l i t i e s f o r a n y brokert';                f e e s t o F r e d Z i e g l e r and
   McCay C o r p . , p r o v i d e d , however, t h a t s u c h l i a b i l i t y d o e s n o t a r i s e
                                                                           . w:
   from t h e a c t s o r c o n v e r s a t i o n s of S u b l e s s o r .

          Except .as p r o v i d e d f o r i n t h i s A r t i c l e 2 3 , each of t h e p a r t i e s
   r e p r e s e n t s and w a r r a n t s t h a t t h e & a r e no o t h e r c l a i m s f o r b r o k e r a g e
   commissions oq f i n d e r ' s f e e s i n c o n n e c t i o n w i t h t h e e x e c u t i o n o f
   t h i s S u b l e a s e , and each o f t h e p a r t i e s a g r e e s t o indemnify t h e o t h e r
   and ho16. h a r m l e s s t h e ' o t h e r a g a i n s t and from a l l l i a b i l i t i e s a r i s i n g
   f r o m , s u h h . c l a i m s ( i ' n c l b d i n g w i t h o u t l i m i t a t i o n t h e c o s t of c q u n s b l
   fees i n connection therewith)                      .
          24.      I n v a l i d i t y of P a r t i c u l a r provisions :

        I f .any t e r m or p r o v i s i o n o f t h i s S u b l e a s e , o r th\               application
t h e r e o f t o any p e r s o n o r c i r c u m s t a n c e s h a l l , t o any e x t e n t , b e
i n v a l i d o r unenforceable,              t h e remainder o f t h i s Sublease, o r t h e
a p p l i c a t i o n o f such term o r p r o v i s i o n t o persons o r circumstances
o t h e r t h a n t h o s e as t o which i t . i s h e l d i n v a l i d o r u n e n f o r c e a b l e ,

s h a l l n o t b e a E f e c t e d t h e r e b y , and e a c h term and p r o v i s i o n o f t h i s
S u b l e a s e s h a l l b e v a l i d and e n f o r c e a b l e t o t h e f u l l e s t e x t e - n t

p e r m i t t e d by law.
        25.      p r o v i s i o n s Dinding, E t c .

        E x c e p t a s h e r e i n o t h e r w i s e e x p r e s s l y p r o v i d e d , t h e terms
hereof s h a l l he b i n d i n g upon ant! s h a l l i n u r e t o t h e b e n e f i t o f t h e

s u c c 2 s s o r s and a s s i g n s , r e s p e c t i v e l y , o f t h e Sublessor 3nd S u b l e s s e e .

Each term and each p r o v i s i o n o f t h i s S u b l e a s e t o be perForned by
,s u b l e s s e e    s h a l l b~ c o n s t r u e d t o b e b o t h a c o v e n a n t and a c o n d i t i o n .

  The r e f e r e n c e c o n t a i n e d t o successors and a s s i g n s o f Suhlcsscc is
  n o t i n t e n d e d t o c o n s t i t u t e a corisent t o a s s i g n m e n t by S u b l e s s e e , b u t

  h a s r e f e r e n c e o n l y t o t h o s e i n s t a n c e s i n which S u b l e s s o r may l a t e r
  g i v e w r i t t e n c o n s e n t t o a p a r t i c u l a r assignment a s r e q u i r e d by the
  p r o v i s i o n s of A r t i c l e 8 hereof.

         26.      Force ~ a j e ' u r e :
         I n t h e e v e n t t h a t Sublessor o r Sublessee s h a l l b e delayed,
 h i n d e r e d i n , o r p r e v e n t e d from t h e performance o f any a c t r e q u i r e d
 h e r e u n d e r by r e a s o n ' o f s t r i k e s , l o c k - o u t s ,   labor troubles, inability
 t o p r o c u r e m a t e r i a l s , f a i l u r e o f power, r e s t r i c t i v e g o v e r n m e n t a l laws
                                                                                     . wrl'
 o r r e g u l a t i o n s , r i o t s , i n s u r r e c t i o n , t h e a c t , fai'l;,y,re to. a c t o r
 d e f a u l t o f t h e o t h e r p a r t y , war o r o t h e r r e a s o n beyond t h e i r c o n t r o s ,
                   :
  then performance o                 such a c t s h a l l be e x c u s e d f o r t h e p e r i o d of t h e
  d e l a y a n d . t h e p e r i o d f o r t h e p e r f o r m a n c e o f any s u c h a c t s h a l l be
 e x t e n s e d f o r a p e r i o d e q u i v e l e n t t o t h e p e r i o d o f such d e l c y .             The

 p r o v i s i o n s 'of t h i s . A r t i c l e 26 s h a l l n o t o p e r a t e t o e x c u s e S u b l e s s e e
 from prompt payment o f r e n t , p e r c e n t a g e r e n t , o r any o t h e r payments
 r e q u i r e d by t h e t e r m s of t h i s S u b l e a s e .


        -
        27.          NO   'counterclaim o r Abatement:
         E x c e p t a s o t h e r w i s e p r o v i d e d i n t h i s S u b l e a s e , minimum r e n t ,

                      r e n t , a n d a l l o t h e r sums p a y a b l e by S u b l e s s e e u n d e r t h i s

 S u b l e a s e s h a l l b e p a i d w i t h o u t n o t i c e , demand, c o u n t e r c l a i m , s e t o f f ,
 d e d u c t i o n , o r d e f e n s e , and w i t h o u t a b a t e m e n t , s u s p e n s i o n , d e f e r m e n t ,
diminution, o r deduction.                      The o b l i g a t i o n s and l i a b i l i t i e s o f
 s u b l e s s e e h e r e u n d e r s h a l l i n no way be r e l i e v e d , d i s c h a r g e d , o r

 o t h e r w i s e a f f e c t e d ( e x c e p t a s s p e c i f i c a l l y p r o v i d e d f o r h e r e i n ) by

 reason o f :

        (a)     Any d e f i c i e n c y i n t h e q u a l i t y o r f i t n e s s f o r use


o r of any damage             t.9   o r l o s s o r d e s t r u c t i o n of the demised p r c c i s e s

o r any p a r t t h c r e o f , w h e t h e r o r n o t t h e f a u l t o f Sublessee;

         (b)     Any r e s t r i c t i o n on o r ' p r e v e n t i o n of i n t e r f e r e n c e w i t h a n y us2

of t h e demised p r e m i s e s o r any p a r t : t h e r e o f , i n c l u d i n g an.;              such
r e s t r i c t i o n , p r e v e n t i o n , o r i n t e r f e r e n c e a r i s i n q from any e x i s t i n g
I
    or   f u t u r e z o n i n g 1-awl o r d i n a n c e , r e g u l a t i o n , c l a s s i f i c a t i o n , o r
                                                                                                                     I
    r e s t r i c t i o n with respect thereto; o r

           (c)     Any c l a i m which S u b l e s s e e h a s o r m i g h t have a g a i n s t t h e

    S u b l e s s o r of any p e r s o n c l a i m i n g t h r o u g h S u b l e s s o r .
           Except as e x p r e s s l y p r o v i d e d . f o r h e r e i n , Sublessee, e x c e p t t o
    the e n t e n t p e r m i t t e d by law, w a i v e s a l l r i g h t s now o r h e r e a f t e r

    c o n f e r r e d by s t a t u t e t o q u i t , t e r m i n a t e , o r s u r r e n d e r t o S u b l e s s o r
    t h e d e m i s e d p r e m i s e s or a n y p a r t . t h e r e o f o r t o any a b a t e m e n t s ,
    s u s p e n s i o n s , d e f e r m e n t s , d i m i n u t i o n , o r d e d u c t i o n of minimum r e n t ,
                                      . .
    p e r c e n t a g e r e n t , o r any o t h e r sums p a y a b 1 e . b ~S u b l e s s e e h e r e u n d e r .

          28.      Legal Expenses:                                                     . %k.
                                                                                         4
                                                                                         ':
          I n c a s e s u i t s h a l l be brought f o r recovery of possession of t h e
    s u b l e a s e d p r e m i s e s , f o r t h e r e c o v e r y o f r e n t o r any o t h e r amount due
    u n d e r t h e p r o v i s i o n s o f t h i s S u b l e a s e , o r b e c a u s e of t h e b r e a c h o f any
    o t h e r c o r e n a n t o r o b l i g a t i o n c o n t a i n e d and a b r e a c h s h a l l b e

    e s t a b l i s h e d , t h e p r e v a i l i n g p a r t y s h a l l r e c o v e r from t h e o t h e r p a r t y
    a l l expenses incurred therefor, including reasonable attorneys'                                                    fees.
          I N WITNESS WHEREOF, t h e p a r t i e s h a v e h e r e u n t o s e t t h e i r hands

    and seals as of t h e day and y e a r f i r s t above w r i t t e n .

          WITNESSES:                                       HOWARD JOHNSON COMPANY




                           U<~.P                           :-
                                                                   ose@ V. C r o n i n , A s s t . S e c r e t a r y


                                                          FRIENDLY I C E CREAM COFSORATFON
 COW.IONKEALTH OF MASSACHUSETTS
 COUNTY OF NORFOLK                                     ss

          I h e r e b y c e r t i f y t h a t o n t h i s d a y b e f o r e m e , an o f f i c e r d u l y
  a u t h o r i z e d i n t h e s t a t e and c o u n t y a f o r e s a i d t o t a k e acknowledgments,
  p e r s o n a l l y a p p e a r e d H a l t e r K. C u r c i o a n d J o s e p h V. C r o n i n , t o me
  known and known t o b e t h e V i c e P r e s i d e n t a n d A s s i s t a n t S e c r e t a r y o f
  Howard J o h n s o n Ccmpany, and t h e y acknowledged b e f o r e m e ' t h a t t h e y
  executed the w i t h i n i n s t r u m e n t a s such o f f i c e r s , t h a t they were
' a u t h o r i z e d t o do s o , and t h a t s u c h i s t h e a c t and deed of t h e
  corporation.

       NITBESS my h a n d and s e a l t h i s                    y of    &,&&         A2          I




 OL! N E L H
C b bO N A T OF MASSACHUSETTS                      )
COUNTY Or'       \&~-n?&?,r~-      '               ) S S .


        I h e r e b y c e r t i f y t h a t on t h i s d a y b e f o r e me, an o f f i c e r d u l y
a u t h o r i z e d i n t h e s t a t e and c o u n t y a f o r e s a i d t o t a k e acknowledgments,
p e r s o n a l l y a p p e a r e d T0L.n F. k i c y , St-. and P ~ lJ ?&kc ~ u i c c \ a i ,
          t o me known a,nd known t o be t h e                  prcs,&&                           and Dss+:
   C\erlc                  . o f F r i e n d l y I c e Cream C o r p o r a t i o n , and t h e y acknowledged
b e f o r e me t h a t t h e y e x e c u t e d t h e w i t h i n i n s t r u m e n t a s s u c h o f f i c e r s ,
t h a t t h e y w e r e a u t h o r i z e d t o d o s o , and t h a t s u c h i s t h e a c t a n d d,eed
of t h e corporation: .                  . .
..    WITNESS my h a n d and r e a l t h i s           a     day o f '     S e p k d ~1981.
                                                                                     ,
                                                       . .
                                                  Notary/ P u b l i c
                                                  M cominission e x p i r e s :
                                                   y
                                                EXHIBIT A

                                        SUBLESSOR'S WORK

          S u b l e s s o r . c o v e n a n t s t o commence and c o m p l e t e c o n s t r u c t i o n upon t h e
                                                                                                                            '
  e n t i r e t r a c t c e r t a i n l a n d improvements i n c o n f o r m i t y w i t h p l a n s and
 s p e c i f i c a t i o n s as h e r e i n a f t e r d e s c r i b e d and i n accordance w i t h
 a p p l i c a b l e governmental requirements.                     S a i d l a n d improvements a r e

 h e r e i n a f t e r d e s c r i b e d on E x h i b i t s ~ 1 1Survey and Legal D e ' s c r i p t i o n
                                                                 ,

 and L a v o u t P l a n , E x h i b i t s S P l , Grading and Drainage p l a n ,
 SP2 S i t e U t i l i t i e s P l a n , S P 3 D e t a i l S h e e t , and Ll.S&'ndscaping P l a n .
                                                                               q:
       f
 ~ l o l s a i d p l a n s h a v i n g been p r e p a r e d by B r a d f o r d S a i v e t z and

 A s s o c i a t e s , I n c . d a t e d August 1 5 , 1980, a s r e v i s e d , and a r e h e r e b y
 incorporated herein.

         ~ o t w i t h s t a n d i n gt h e f o r e g o i n g , S u b l e s s o r s h a l l n o t b e r e q u i r e d
 t o p e r f o r m any work on t h a t p o r t i o n o f t h e t r a c t e n t i t l e d F r i e n d l y
 R e s t a u r a n t a p p e a r i n g o n t h e aforementioned p l a n s .

                     . .
                     '   A l l c o s t s i n c u r r e d by S u b l e s s o r i n t h e c o n s t r u c t i o n and

 d e b e l o p e n t of t h e e n t i r e t r a c t , including b u t n o t limited t o
 e n g i n e e r i n g c o s t s , s o i l t e s t s , survey c o s t s , grading, d r a i n a g e ,

e x c a v a t i o n , f i l l , c o m p a c t a t i o n , s a n i t a r y s e w e r system, c u r b i n g ,

paving, and s t r i p i n g , e l e c t r i c a l l i g h t i n g , landscaping, t r a n s f o r m e r
 pad, t e l e p h o n e c o n d u i t u t i l i t y l i n e e x t e n s i o n s , u n f o r s e e n c o n d i t i o n s
 r e l a t i n g t o s i t e work, p l a n s , m e e t i n g s , e x p e n s e s , and f e e s s h a l l . b e

  d i v i d e d e q u a l l y between S u b l e s s o r and S u b l e s s e e ;         s u b l e s s e e - s h a l l pay
 t o S u b l e s s o r i t s p r o p o r t i o n a t e s h a r e of t h e c o s t and expense t h e r e o f
i n c u r r e d by S u b l e s s o r , s a i d payment t o b e m a d e t o S u b l e s s o r w i t h i n
 f o u r t e e n ( 1 4 ) d a y s a f t e r r e c e i p t of n o t i c e h e r e u n d e r t h a t s a i d

sum a r e due and owing, s a i d n o t i c e t o b e accompanied by an i n v o i c e
i n d i c a t i n g t h e c o s t and expense i n c u r r e d .           Excluded from any work

h e r e u n d e r shal.1 be any c o s t s and expenses r e l a t i n g t o t h e c o n s t r u c t i o n

.of t h e Ground Round R e s t a u r a n t ,
                                                     EXHIBIT B

                                                SUBLESSEE'S WORK

             S u b l e s s e e c o v e n a n t s a n d a g r e e s t o c o n s t r u c t i n a good a n d
      * A a r k n a n l i k e m a n n e r a t S u b l e s s e e ' s s o l e c o s t a n d e x p e n s e a new     '
                                                                                                                        . .
      b u i 1 8 i n g 'on t h e d e m i s e d p r e m i s e s t o b e c o n s t r u c t e d s u b s t a n t i a l l y i n

      accorclance w i t h f i n a l p l a n s a n d s p e c i f i c a t i o n s i n c o r p o r a t e d h e r e i n
      by r e f e r e n c e and i n accocdance w i t h a p p l i c a b l e governmental r e g u l a t i c n s ,

      s a i d b u i l d i n g t o b e a F r i e n d l y Res.taurant,                                      n
                                                                                 t y p i ~ a h ~ p l a na s d s p e c i f i c a -
      t i o n s f o r vrhPch s h a l l b e a p p r o v e d b y S u b l e s s o r and%y              the ~hiladelphia
      ~ u t h o r i t yf o r I n d u s t r i a l D e v e l o p m e n t .

 tl          s u b l e s s e e c o v e n a n t s a n d a g r e e s t o a p p l y f o r p e r m i t s on o r b e f o r e
.p     Rjoivmber
                        1, 1 9 8 1 , and t o cornnence' c o n s t r u c t i o n w i t h i n 1 5 w o r k i n g            Cays         .
      a z t e r r e c e i v i g g s a i d p e z m i t s a n d p r o c e e d v i t h s a i d constructLcn ui t b.                .
      due d i l i g e n c e , due r e g a r d b e i n g g i v e n t o i n t e r r u p t i o n s 'caused beyond
      s&lessee8s reasonable control.                             S u b l e s s e e s h a l l e q u i p t h e b u i l d i n g and

      i n p r o v e m e n ts w i t h t r a d e f i x t u r e s and a l l p e r s o n a l p r o p e r t y n e c e s s a r y a n d
      pFoper f o r t h e o p e r a t i o n o f S u b l e s s e e ' s b u s i n e s s .       In a d d i t i o n , S u b l e s s e e

      sha.11 p a y a l l c o s t s a n d e x p e n s e s as w e l l a s t h e c o s t o f a n y c o n s t r u c t i o n
                                                                                                         . ., .
      t o e x t e n d s e r v i c e f r o m t h e ' t r a n s f o r m e r p a d t o its b u i l d i n g .

            I f t h e c o n s t r u c t i o n h e r e u n d e r is n o t s u b s t a n t i a l l y c o m p l e t e d

      a t - t h e t i m e of commencement o f t h e s e c o n d a r y t e r m o r t h e o p e n i n g f o r

      b u s i n e s s by S u b l e s s o r t o t h e g e n e r a l p u b l i c , t h e n S u b l e s s e e s h a l l

      erect asequate painted construction barricaees enclosing the a r e a
                .   ,



      o f its c o n s k r u c t i o n .      Sublessee s h a l l maintain s a i d barricadzs

      u n t i l t h e c o n s t r u c t i o n has been s u b s t a n t i a l l y completed ( t o t h e

      e x t e n t r e a s o n a b l y n e c e s s a r y t o remove t h e h a z a r d o u s c o n s t r u c t i o n

      conditibn).           This s h a l l apply only t o c o n s t r u c t i o n t h a t c a n
      r e a s o n a b l y b e deemed t o c o n s t i t u t e a h a z a r d o u s c o n 6 i t i o n a s
      S u b l e s s e e may e r e c t c o n s t r u c t i o n b a r r i c a d e s a t t h e t i n e o f eay

      c o n s t r u c t i o n a n d m a i n t a i n t h e same u n t i l t h e b u i l d i n g s u r r o u n d e d i s
      secure from unauthorized intrusion.
                                                      EXHIBIT C

                                        D E F I N I T I O N O F G R O S S SALES


      The t e r m " g r o s s s a l e s " a s used h e r e i n s h a l l be c o n s t r u e d t o mean
      f o r a l l t h e purposes h e r e o f t h e f o l l o w i n g :
             1. The a g g r e g a t e amount o f a l l s a l e s made upon t h e r e s t a u -
       r a n t premises.

              2.     A l l o t h e r b u s i n e s s done upon t h e p r e m i s e s which a c c o r d i n g

       t o s t c n d a r d use and a c c e p t g d , a c c o u n t i n g p r a c t i c e s a r e g r o s s s a l e s

  '   of t h e S u b l e s s e e , e x c e p t i n g . t h e f o l l o w i n g :
                   (i) .the s a l e & p r i c e of r e tlirned merckandise; r e f u n d s ,
      c r e d i t s , allowance o r d i s c o u n t s i n any form.of merchandise s o l d
                                                                                        .ra%'   "


      o r Selivered;                                                                       Y!

               (Li)      s a l e s a n d / o r exchanges t o o r w i t h o t h e r r e s t a u r a n t s ,
      s t o r e s , o r o t h e r e s t a b l i s h m e n t s o p e r a t e d and conducted by t h e
      Sublessee;
              (iii) r e c e i p t s from t e l e p h o n e s , c i g a r e t t e machines, and a l l
      o t h e r vending-type machines; e x c e p t t h o s e vending f-ood producks.
               (iv)      t h e amount o f . a n y f e d e r a l , s t a t e o r l o c a l s a l e s o r
      food t a x e s now o r h e r e a f t e r l e v i e d , a s s e s s e d o r imposed;
                   (v)   meals s e r v e d t o employees o f S u b l e s s e e , whether such
      meals a r e s e r v e d w i t h o r w i t h o u t c.harge, o r whether such meals
      a r e t r e a t e d a s meals s o l d f o r any o t h e r p u r p o s e ;

               (vi)      proceeds r e c e i v e d from any' i n s u r a n c e p o l i c y o r any

      o t h e r s o u r c e f o r any damages p r o p e r t y o f S u b l e s s e e , o r f o r t h e
- l o s s conversion-. o f such p r o p e r t y ;
             (vii)       proceeds r e c e i v e d b y ' S u b l e s s e e from t h e s a l e o f a s s e t s ,

      o t h e r ' t h a n i n t h e o r d i n a r y c o u r s e of b u s i n e s s ;
           (viii)        i n t e r n a l , non-retail         t r a n s f e r s of inventory, f i x t u r e s ,
      o r e q u i ~ i n e n tbetween S u b l e s s e e and i t s employees.




                                                     EXHIBIT C
                                                      EXHIBIT D


                                DESCRIPTION OF THE PROPERTY ON
                               THE S/E/C OF THE ROOSEVELT BLVD.,
                               AND RED LION ROAD (ENTIRE TRACT)



    ALL THAT CERTAIN l o t o r p i e c e o f g r o u n d SITUATE i n t h e 66,th Ward
    of t h e C i t y o r P h i l a d e l p h i a d e s c r i b e d according t o a p l a n made
    b y John R e i l l y , Surveyor and R e g u l a t o r o f t h e F o u r t h Survey D i s t r i c t
    o n F e b r u a r y 22, 1 9 7 7 a s f o l l o w s : .
    SEGIXNING a t a p o i n t o f c u r v e o n t h e s o u t h e a s t e r l y s i d e o f . t h e
    R o o s s v e l t ~ o u l e v a r d( 2 5 4 ' w i d e , S t a t e Highway R o u t e $67009) s a i d
    p o i n t b e i n g tlre soythwes'terly e n d o f an a r c t h a t c o n n e c t s s a i d
    s i d e o f t h e R o o s e v e l t B o u l e v a r d a n d t h e s o u t h w e s t e r l y s i d e o f Red
    L i o n Road ( 9 6 ' w i a e ) ; THENCE e x t e n d i n g o n a c u r v e t o t h e r i g h t ,
    h a v i n g a r a d i u s o f 2 0 ' m a r c d i s t a n c e o f 35' 2 3/8" t o a p o i n t
    o f t a n g e n t ; T:-IENCE e x t e n d i n g S 4 2037'29" E . a l o n q i : t h e s o u t h w e s t e r l y
    s i d e o f Red L i o n Road, t h e d i s t a n c e o f 324' 1 7/8t#ito a n a n g l e
    p o i n t ; THENCE e x t e n d i n g 'S 43O12' 0 0 " E. s t i l . 1 a l o n g s a i d s i d e
    o f Red L i o n Road,' th'e d i s t a n c e o f 3 8 3 ' 1 5/8" t o a p o i n t o n t h e
                                                                         1
    n o r t h w e s t e r l y s i d e of a 40' w i d e r a i l r o a d right-of-way a n d e a s e m e n t ;
.   THE:ICE e s t e n d i n g ' a l o n g t h e same c u r v e t o t h e r i g h t , h a v i n g a r a d i u s '
    o f 3 3 0 1 , t h e a r c d i s t a n c e o f 2 8 8 ' 4 3/an t o a p o i n t o f t a n g e n t ;
    THENCE e x t e n d i n g N 5 3 ° 1 2 1 0 0 " W , t h e d i s t a n c e o f 5 9 ' 1 0 1/13'' t o a
    p o i n t o f c u r v e ; THENCE e x t e n d i n g o n a c u r v e t o t h e l e f t , h a v i n g
    a r a d i u s o f 3 7 0 ' , t h e a r c d i s t a n c e o f 3 6 0 ' 1 4" t o a p o i n t ; THEE!CE
    e x t e n d i n g N 53026'48" W. t h e d i s t a n c e of 100' t o a p o i n t on t h e
    s o u t h e a s t e r l y s i d e o f t h e R o o s e v e l t B o u l e v a r d ; THENCE e x t e n d i n g
    a l o n g '.he same N 3 6 ° 3 3 ' 1 2 " E. t h e d i s t a n c e o f 3            -         3/8" t o t h e
    f i r s t menticlned p o i n t a n d p l a c e o f b e g i n n i n g .

    -dp ea lrpt hoi fabyt h eO. rsda irnnaen p er e mfi sCsi t w hCi cohu nvceisl t e d pi~no v he dDecemberf
    BEING
    Phil~                                    c o
                                                         e
                                                               y                    ap
                                                                                              t e City o
                                                                                                         18, 1945 .
    authorizing t h e appropriation o f certain lands i n the 66th (Eornerly
    t h e 3 5 t h I i a r d of t h e C i t y o f P h i l a d e l p h i a f o r A i r p o r t p u r p o s e s ,
    c o n t a i n i n g i n a r e a 3.5154 a c r e s .
                                              .   .




                                                      EXHIBIT D
                                             EXHIBIT E

                                       LLiD USE CONTROLS

                S/E/C    THE ROOSZVELT BOULEVARD AND RED LION ROAD

                                             ZONED C-.7



Under a n d s u b j e c t , a l s o n e v e r t h e l e s s , t o t h e f o l l o w i n g c o n d i t i o n s ,
c o v e n a n t s and r e s t r i c t i o n s , t o w i t :
        1. . T h e r e s h a l l b e no d i s c r i m i n a t i o n i n t h e u s e , s a l e o,r
l e a s e o f a n y p a r t of t h e p r e m i s e s h e r e i n c o n v e y e d a g a i n s t a n y p e r -
son o f r a c e , c r e e d , c o l o r o r n a t i o n a l o r i g i n .
      2.     T h e f o l l o w i n g s f a n d a r d s of l a n d u s e s h a l l b e i m p o s e d u p o n
t h e s a i d t r a c t of l a n d f o r a p e r i o d o f f o r t y ( 4 0 ) y e a r s :

          (a)     A l l b u i l d i n g s s h a l l b e set back a t  le%.y,t1 0 0
                  f e e t f r o m t h e l e g a l street l i n e o f t h e 4 ,
                  R o o s e v e l t Bou1evar.d a n d 20 f e e t f r o m t h e l e g a l
                  s t r e e t l i n e o f Red L i o n Road;
          (b)     A l l b u i i d i n g s s h a l l be set back a t l e a s t 20
                  f e e t from t h e s i d e property l i n e ;

          ( c ) . A l l b u i l d i n g s s h a l l b e s e t b a c k a t l e a s t 20
                  f e e t from t h e r e a r property l i n e ;
          (d)     A l l permanent e x t e r i o r walls s h a l l b e faced
                  w i t h b r i c k n a t u r a l s t o n e masonry, p r e - f a b r i c a t e d
                  curtain wall panels o r other tire retardant
                  m a t e r i a l , a p p r o v e d by t h e P h i l a d e l p h i a I n d u s t r i a l
                  Development C o r p o r a t i o n , or i t s s u c c e s s o r s , t o
                  enhance t h e a e s t h e t i c value of t h e building. Bare
                  o r p a i n t e d c o n c r e t e masonry u n i t s a r e n o t p e r m i t t e d
                  e x c e p t when u s e d as a n e x p a n s i o n w a l l a n d s u b j e c t
                 ' t o t h e a p p r o v a l of t h e P h i l a d e l p h i a I n d u s t r i a l
                  Development Corpora t i o n or i t s s u c c e s s o r s ;

          (e)     A l l l o a d i n 5 a r e a s s h a l l b e a t t h e rear o r s i d e
                  o f t h e building, excluding t h e s i d e s of t h e building
                  f a c i n g t h e R o o s e v e l t B o u l e v a r d a n d Red L i o n Road,

         (f)     Off-street parking s h a l l be provided a s follows:
                  1.    One p a r k i n g s p a c e p e r 600 s q . f t . o f o f f i c e
                   .    space;
                  2.    One p a r k i n g s p a c e p e r 500 s q . ft. of r e t a i l
                        commercial space;

                  3.    One p a r k i n g s p a c e f o r e a c h room o f a h o t e l
                        o r motel;

                  4.    ~ u r n b e rof parking s p a c e s f o r a r e s t a u r a n t
                        s h z l l be one-half the s e a t i n g capacity;

          (g)    O n l y o n e c u r b - c u t w i l l b e p e r m i t t e d on t h e R o o s e v e l t
                 Boulevard a n d o n l y two c u r b - c u t w i l l b e perrnikted
                 o n Red L i o n Rrrad;

          (h)     Occupants s h a l l l a n d s c a p e a l l p r c p e r t y , n o t i m -
                  proved w i t h b u i l d i n g s o r p a r k i n g a r e a s , i n c l u d i n g
                  p r o p e r t y betxeen p r o p e r t y l i n e and c u r b l i n e , w i t h
                  t r e e s , s h r u b s a n d g r a s s , r e t a i n i n g as k u c h a s
                  p o s s i b l e t h e q c i s t i n g v e g e t a t i o n , i n accordant? w i t h
                  p l a n a p p r o v e d by PIDC a n d s h a l l m a i n t a i n s a i d l a n d -
                  s c a p e d a r e a i n a m a n n e r t h a t c ~ n t r i b u t e st o t h e
       a e s t h e t i c appearance of t h e p r o p e r t y ;

(i) Any o u t d o o r s t o r a g e s h a l l b e l o c a t e d a t t h e r e a r
       o f t h e b u i l d i n g and s h a l l be c o m p l e t e l y e n c l o s e d
   .   by means a c c e p t a b l e t o PIDC, i n o r d e r t o s c r e e n
       t h e view of such s t o r a g e from t h o r o f a r e s and ad-
       j o i n i n g properties. Extensive outdoor storage
       i s not' permitted.
(j) E x t e r i o r a d v e r t i s i n g s i g n s h a l l r e f e r o n l y to t h e   .
    company occupying t h e p r o p e r t y and o n l y t o t h e
    p r o d u c t s o r s e r v i c e s o f f e r e d by t h e company.

(k)    T h e r e s h a l l be no r o o f s i g n .
(1) T h e r e s h a l l be no s i g n w i t h f l a s h i n g l i g h t s , a n i -
    m a t i o n o r motion.
(rnl   Only two s i g n s s h a l l be p e r m i t t e d on t h e p r o p e r t y .
                                                                 .wr..
                                                ..                  Yt
FROM:        HERSKEY FOODS CORPORATION, a Delaware c o r p o r a t i o n ,
             ( h e r e i n a f t e r c a l l e d "Guarantor").

TO:            O AD
             H W R JOHNSON COMPANY. a Maryland Corporation
             ( h e r e i n a f t e r c a l l e d a and lord").

         R e f e r e n c e is made t b t h e Lease ( h e r e i n a f t e r c a l l e d t h e "Lease") dated
  September 9, 1981 between Landlord and                                ~IENDLY    .ICE CREAM CORPON\TION
( h e r e i n a f t e r c a l l e d enan ant") r e g a r d i n g c e r t a l n premlses
                     on Roosevelt Boulevard I n Philadelphia, P                  A
          I n o r d e r t o induce Landlord. t o e n t e r i n t o s a i d Lease w i t h Tcnant and f o r o t h e r
p u r p o s e s , Guarantor h e r e b y

          1. Guarantees Landlord t h a t i f d e E a u l t shal.1 a t any time bc made by Tenant i n
t h e performance of i t s o b l i g a t i o n s under t h e Lease i n accordasp-e w i t h t h e terms
t h e r e o f a s such h x i s t on t h e d a t e h e r e o f , including specifica&.$y, b u t w i t h o u t
l i m i t a t i o n , ( i ) t h e payment of the minimum r e n t , p e r c e n t a g e r e n t , a d d i t i o n a l r e n t
and a l l o t h e r c h a r g e s r e q u i r e d t o b e paid thereunder and ( i i ) t h e payment of a l l
c o s t s , e x p e n s e s and damages ( i n c l u d i n g a t t o r n e y s ' f e e s and expenses) which may
a r i s e as a r e s u l t of any Tenant deEauLt under t h e Lease t o t h e e x t e n t provided f o r
t h e r e i n , G u a r a n t o r w i l l pay t o Landlord t h e r e n t - o r any a r r e a r s t h e r e o f and a l l
damages t h a t may a r i s e i n consequence of any d e f a u l t b y Tenant u n d e r t h e Lease.

        2.     Covenants and a g r e e s :

                  A. m a t t h i s Guaranty s h a l l remain i n f u l l f o r c e and e f E e c t t h r o u g h o u t
t h e term o f t h e Lease and s h a l l n o t be terminated, m o d i f i e d , a f f e c t e d o r impaired
by r e a s o n o f . ( i ) any a c t i o n which Landlord may t a k e o r f a i l t o t a k e a g a i n s t T e n a n t ,
( i i ) any w a i v e r , indulgence o r e x t e n s i o n of time which Landlord may g r a n t r e s p e c t i n g
+he Lease o r c h i s Guaranty, ( i i i ) any f a i l u r e t o e n f o r c e any o f t h e terms, covenants
o r c o n d i t i o n s o f the Leaae o r t h i s Guaranty, o r ( i v ) any assignment by Tenant,
v o l u n t a r y o r o t h e r w i s e , o f i t s i n t e r e s t under t h e Lease, p r o v i d e d , hovever, t h a c
t h e G b a r a n t o r s h a l l b e r e l e a s e d from a l l o b l i g a t i o n s under t h i s Cuaranty i f ( i ) t h e
Lease is a s s i g n e d ( i n c l u d i n g by merger o r c o n s o l i d a t i o n ) t o any person o r corpora-
t i o n which immediately a f t e r g i v i n g e f f e c t t o such assignment h a s a n e t worth, a s
detarmined i n accordance w i t h g e n e r a l l y accepted a c c o u n t i n g p r i n c i p l e s , o f n o t Less
t h a n t h e n e t worth, a s determined i n accordance with g e n e r a l l y a c c e p t e d a c e o u a t i n g
p r i n c i p l e s , o f Guarantor immediately p r i o r t o such e f f e c t i v e d a t e and such a s s i g n e e
a g r e e s t o perform all. o f t h e terms, c o v e n a n t s and c o n d i t i o n s o f t h e Lease on t h e
p en ant's p a r t t o b e performed, o r ( i i ) i f another e n t i t y u n d e r t a k e s o r assumes
~ u a r a n t o r ' s o b l i g a t i o n s u n d e r t h i s Guaranty, provided such e n t i t y h a s a n e t worth,
a s d e t e r d i n e d i n accordance-with g e n e r a l l y a c c e p i d a c c o u n t i n g ~ r i n c i p l e s , immedi-
a t e l y a E t e r t h e e f f e c t i v e d a t e of such vndertaking o r a s s u m p t i o n df n o t l e s s t h a n
t h e n e t w o r t h , a s determined i n accordance with g e n e r a l l y a c c e p t e d a c c o u n t i n g
p r i n c i p l e s , o f Guarantor immediately p r i o r t o such e f f e c t i v e d a t e .

             . 0 . .That with r e g a r d t o any r i g h t s which may a c c r u e t o Landlord under o r
i n c o n n e c t i o n w i t h t h e .Lease o r ' t h i s Guaranty, Guarantor s h a l l be c o n c l u s i v e l y
bound, i n any j u r i s d i c t i o n , by t h e judgment rendered i n any a c t i o n by t h e Landlord
a g a i n s t T e n a n t , i n connection with t h e Lease, a e r e v e r i n s t i t u t e d , a s i f Guarantor
were a p a r t y t o such a c t i o n , even i f n o t actzc!ly joiaeC a3 a p a r t y .
                C.    That t h i s i n s t r u m e n t s h a l l be governed b y e t h e laws of the C o m n v e a l t h
o f Pennsylvania and s h a l l b e binding upon t h e G u a r a n t o r and i t s s u c c e s s o r s , a s s i g n s ,
legal r e p r e s e n t a t i v e s and g r a n t e e s ; t h a t t h i s i n s t r u m e n t i s n o t i n t e n d e d t o be a
c o n t r a c t o f s u r e t y s h i p ; t h a t t h i s i n s t r u m e n t s h a l l i n u r e t o t h e b e n e f i t of Landlord :
and Landlord's h e i r s , s u c c e s s o r s , a s s i g n s , l e g a l r e p r e s e n t a t i v e s and g r a n t e e s : and
t h a t t h e r e t h e contexc r e q u i r e s o r a d m i t s , words o f o n e g e n d e r s h a l l i n c l u d e a n o t h e r ,
gender, and t h e s i n g u l a r s h a l l i n c l u d e t h e p l u r a l and v i c e v e r s a .                 .
        WITKESS t h e e x e c u t i o n hereof a s a s e a l e d i n s t r u m e n t t h i s    /Jt!'   day o f [ 2 L { r ; & r   ,- ,
1981.

ATTEST:                                                        M S E FOODS CORPORATION
                                                                RH Y




     Secretary
                                                                                           '    w:
                                      EXHIBIT "E"

                                  PROHIBITED USES

No part of the Demised Premises shall be used as a massage parlor or spa, blood bank,
abortion clinic, or an adult book, adult video tape store (which are defined as stores in
which any portion of the inventory is not available for sale or rental to children under 18
years old because such inventory explicitly deals with or depicts human sexuality), or an
adult nightclub featuring adult entertainment, or any of the following:

Convenience Store
Car Wash
Bar
Nightclub
Bank
Ice Skating Rink
Community Recreation Center