LEASE FOR SUPERMARKET PREMISES LOCATED IN BETWEEN AS LANDLORD AND SHAW'S SUPERMARKETS, INC. AS TENANT DATED:,
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1 Construction by Tenant (with Delivery of Pad by Landlord); Multi- Tenant; Percentage Rent LEASE FOR SUPERMARKET PREMISES LOCATED IN BETWEEN AS LANDLORD AND SHAW'S SUPERMARKETS, INC. AS TENANT DATED:,
2 INDEX ARTICLE 1 DEMISED PREMISES, SHOPPING CENTER AND APPROVALS Section 1.1. Description of Demised Premises and Shopping Center Section 1.2. Approvals for Construction of Shopping Center Improvements ARTICLE 2 TERM Section 2.1. Section 2.2. Section 2.3. Section 2.4. Section 2.5. Original Term Definition of First Lease Year and Lease Year Definition of Term Tenant's Options to Extend Arbitration ARTICLE 3 ARTICLE 4 ARTICLE 5 ARTICLE 6 ARTICLE 7 MINIMUM RENT Section 3.1. Amount of Minimum Rent Section 3.2. Payment of Minimum Rent Section 3.3. Persons to Whom Rent Must be Paid PERCENTAGE RENT Section 4.1. Amount of Percentage Rent Section 4.2. Definition of Percentage Rent Terms Section 4.3. Change of Percentage Period Section 4.4. Records of Gross Sales Section 4.5. Statement of Gross Sales Section 4.6. Payment of Percentage Rent Section 4.7. Abatements and Adjustments in Base Amount Section 4.8. No Representation or Warranty Regarding Percentage Rent USE AND OCCUPANCY PLANS, SPECIFICATIONS, CONSTRUCTION Section 6.1. Plans and Specifications Section 6.2. Costs of Tenant's Construction Section 6.3. Construction of Pad Site, Common Areas and Tenant's Building Section 6.4. Rights of Tenant to go on Shopping Center During Construction Section 6.5. Availability of Utilities During Construction Section 6.6. Certificates of Occupancy Section 6.7. Completion of Construction of Common Areas Section 6.8. Post-Construction Rent Determination LANDLORD'S CONTRIBUTION OBLIGATIONS Section 7.1. Landlord's Reimbursement to Tenant Section 7.2. Tenant's Security for Landlord's Reimbursement Contribution i
3 ARTICLE 8 ARTICLE 9 OTHER SHOPPING CENTER IMPROVEMENTS Section 8.1. Alteration of Shopping Center Improvements Section 8.2. Requirements Regarding Enlargement of Shopping Center Section 8.3. Location of Utilities Section 8.4. Common Areas (a) Description of Common Areas (b) Restrictions on Use of Common Areas (c) Employee Parking (d) Future Parcel Pickup Lane and Cart Corral (e) Loading and Service Area for Demised Premises (f) Short-Term Parking (g) Tenant's Right to Park Trailers (h) Free Access Area (i) Use of Common Areas Section 8.5 Fencing During Subsequent Construction USE, MAINTENANCE AND INSURANCE OF COMMON AREAS AND TENANT'S COMMON AREA CHARGE Section 9.1. Tenant's Common Area Rights Section 9.2. Maintenance of Common Areas Section 9.3. Common Areas Liability Insurance Section 9.4. Landlord's Indemnity of Tenant Section 9.5. Tenant's Common Area Charge (a) Definition of Tenant's Common Area Charge (b) Payment of Tenant's Common Area Charge (c) Statement of Tenant's Common Area Charge (d) Records of Common Area Costs (e) Arbitration Section 9.6. Tenant's Performance of Common Area Maintenance ARTICLE 10 REPAIRS Section Section Section Section Landlord's Repair Obligations Construction Defects, Settling and the Like Tenant's Repair Obligations Assignment of Warranties ARTICLE 11 ARTICLE 12 ARTICLE 13 ARTICLE 14 REQUIREMENTS OF LAW ALTERATIONS AND EXPANSION AND TENANT'S FIXTURES Section Tenant's Alteration Rights Section Tenant's Fixtures and Equipment Rights LANDLORD'S ACCESS TO PREMISES UTILITIES ARTICLE 15 SIGNS Section Shopping Center Signs ii
4 Section Section Section Pylon Signs Tenant's Rights as to Tenant's Signs Right of Tenant to Change Tenant's Signs ARTICLE 16 ARTICLE 17 ARTICLE 18 ARTICLE 19 ARTICLE 20 ARTICLE 21 INSURANCE Section Casualty Insurance Requirements Section Use of Casualty Insurance Proceeds and Insurance Trustee Section Tenant's Rights to Insurance Proceeds Section Waiver of Subrogation Section Tenant's Rights to Obtain Insurance DAMAGE OR DESTRUCTION Section Damage or Destruction Section Tenant's Rights in Event of Failure to Restore Section Damage or Destruction at End of Term Section Refund of Advance Rents EMINENT DOMAIN Section Taking of Whole Demised Premises Section Tenant's Termination Rights in Event of Partial Taking Section Rights in Event of Taking Which Does Not Result in Termination Section Payment of Taking Awards Section Permanent Reduction in Rent in Event of Taking Which Does Not Result in Termination Section Tenant's Right to Recover Damages Section Dispute as to Amount of Abatement REAL ESTATE TAXES Section Landlord's Duty to Pay Real Estate Taxes Section Tenant's Pro-Rata Share of Real Estate Taxes and Payment Thereof Section (a) Definition of Real Estate Taxes (b) Definition of Pro-Rata Share Section Date on Which Gross Floor Area Determined in Each Tax Year Section Payment of Tenant's Pro-Rata Share of Real Estate Taxes Section Abatement Proceedings Section Payment of Real Estate Taxes by Installments Section Tenant's Share of Abatements and Refunds ASSIGNMENT AND SUBLETTING Section Tenant's Rights to Sublease and Assign Section Notice to Tenant, Subsequent Amendments to Lease SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AND TENANT'S RIGHT TO CURE MORTGAGE DEFAULTS iii
5 Section Section 21.2 Subordination, Non-Disturbance and Attornment Tenant's Right to Cure Landlord's Defaults on its Mortgage ARTICLE 22 ARTICLE 23 ARTICLE 24 ARTICLE 25 ARTICLE 26 ARTICLE 27 ARTICLE 28 ARTICLE 29 ARTICLE 30 ARTICLE 31 ARTICLE 32 ARTICLE 33 ARTICLE 34 ARTICLE 35 ARTICLE 36 LANDLORD'S TITLE Section Landlord's Title Warranties Section Suspension by Government Order QUIET ENJOYMENT END OF TERM HOLDING OVER TENANT'S LIABILITY INSURANCE AND INDEMNITY Section Tenant's Liability Insurance Section Tenant's Indemnity LANDLORD'S INDEMNITY, LANDLORD'S DEFAULT AND TENANT'S RIGHT TO CURE Section Landlord's Indemnity Section Landlord's Default SHOPPING CENTER USE Section 28.1 Restrictions on Shopping Center Use Section Tenant's Rights with Respect to Violation of Restrictions TENANT'S DEFAULT Section Default in Lease Terms by Tenant Section Tenant's Bankruptcy or the Like INTEREST RATE ENVIRONMENTAL MATTERS Section Asbestos and Other Toxic Materials Section Landlord's Indemnification Section Removal Section Abatement Section Tenant's Indemnification INVALIDITY OF CERTAIN PROVISIONS CHOICE OF LAW NOTICE OF LEASE ESTOPPEL CERTIFICATES NOTICES iv
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