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Case 20-33332-KLP Doc 751 Filed 12/25/20 Entered 12/25/20 16 Case 20-33332-KLP Doc 751 Filed 12/25/20 Entered 12/25/20 16:11:51 Desc Main Document Page 1 of 6 Case 20-33332-KLP Doc 751 Filed 12/25/20 Entered 12/25/20 16:11:51 Desc Main Document Page 2 of 6 Case 20-33332-KLP Doc 751 Filed 12/25/20 Entered 12/25/20 16:11:51 Desc Main Document Page 3 of 6 Case 20-33332-KLP Doc 751 Filed 12/25/20 Entered 12/25/20 16:11:51 Desc Main Document Page 4 of 6 Case 20-33332-KLP Doc 751 Filed 12/25/20 Entered 12/25/20 16:11:51 Desc Main Document Page 5 of 6 Case 20-33332-KLP Doc 751 Filed 12/25/20 Entered 12/25/20 16:11:51 Desc Main Document Page 6 of 6 Case 20-33332-KLP Doc 751-1 Filed 12/25/20 Entered 12/25/20 16:11:51 Desc Ex N Walt• Whitman Ground Lease (Part 1) Page 1 of 90 7/23/98 LEASE Between THE RETAIL PROPERTY TRUST (Landlord) And THE MAY DEPARTMENT STORES COMPANY (Tenant) WALT WHITMAN MALL HUNTINGTON STATION, NEW YORK Case 20-33332-KLP Doc 751-1 Filed 12/25/20 Entered 12/25/20 16:11:51 Desc Ex N Walt• Whitman Ground Lease (Part 1) Page 2 of 90 ARTICLE 1 - DEMISE ......................................................... 1 1.1 Grant and Demise . 1 1.2 Common Area Easements Included in Demise ........................... 1 ARTICLE 2 - INDUCEMENTS .................................................. 3 2.1 Authority ........................................................ 3 2.2 Title ............................................................ 3 2.3 Additional Representations and Warranties .............................. 3 ARTICLE 3 - TERM ........................................................... 7 3.1 Interim Term; Initial Term ........................................... 7 3.2 Extensions of the Term; Holdover ..................................... 8 ARTICLE 4 - IMPROVEMENTS TO BE CONSTRUCTED BY LANDLORD AND TENANT .............................................................. 8 4.1 The Landlord Improvements ......................................... 8 4.2. Tenant's Improvements ............................................ 10 4.3. Approvals ....................................................... 11 4.4 Construction Period; Commencement oflnitial Term ..................... 11 4.5 Plans for Landlord Improvements .................................... 13 4.6 Department Store Improvements ..................................... 16 4.7 PlansfortheTenant'sBuilding ...................................... 17 4.8 Changes in Plans ................................................. 17 4. 9 Construction Compatibility . 18 4.10 HVAC ......................................................... 18 4.11 Future Expansion ................................................. 18 ARTICLE 5 - CONSTRUCTION REQUIREMENTS AND STANDARDS ............... 20 5.1 Applicability of Provisions ......................................... 20 5.2 Conduct of Work ................................................. 20 5.3 Hazards and Unsightliness .......................................... 20 5.4 Construction Coop~ration .......................................... 21 5.5 Design and Construction Standards ................................... 21 5.6 Consents and Approvals ........................................... 21 5. 7 Construction Easements ............................................ 21 ARTICLE 6 - USE; OPERATING COVENANT OF TENANT AND LANDLORD ........ 22 6.1 Uses ........................................................... 22 6.2 Limitation on Uses ................................................ 22 6.3 Kiosks ......................................................... 24 6.4 Non-Interference with Common Area ................................. 24 6.5 Intentionally Deleted .............................................. 25 6.6 Tenant's Operating Covenant ........................................ 25 6.7 Landlord's Right to Purchase Tenant's Leasehold Interest. ................ 26 l:\CPl\~ALT\L&T1.13 i Case 20-33332-KLP Doc 751-1 Filed 12/25/20 Entered 12/25/20 16:11:51 Desc Ex N Walt Whitman Ground Lease (Part 1) Page- 3 of 90 6.8 Landlord's Operating Covenant ...................................... 29 6.9 Interruption of Business ............................................ 31 6.10 Subordination of Tenant's Operating Covenant. ......................... 31 ARTICLE 7 - ASSIGNMENT AND SUBLETTING ................................. 32 7.1 No Consent of Landlord is Required .................................. 32 7.2 Release of Tenant ................................................. 32 7.3 Mortgages and Sale Lease backs of Tenant's Leasehold Estate .............. 33 ARTICLE 8 - RENT .......................................................... 35 8.1 Ground Rent ..................................................... 35 8.2 Rent ........................................................... 35 ARTICLE 9-COMMON AREA ................................................ 35 9 .1 Common Area Defined ............................................ 3 5 9 .2 Common Area Maintenance Payments ................................ 36 9.3 Landlord's Obligations with Respect to Common Area ................... 37 9.4 Rules and Regulations ............................................. 39 9.5 Liens with Respect to Common Area ................................. 40 9.6 Tenant Take-Over of Common Area Maintenance ....................... 40 9. 7 Changes in Common Area .......................................... 40 ARTICLE 10 -TAXES ........................................................ 41 10.1 Scope .......................................................... 41 10.2 Payment of Taxes ................................................. 41 10.3 Contest ......................................................... 43 ARTICLE 11 -REPAIR AND ALTERATIONS; SIGNS ............................. 44 11.1 Repair by Landlord ............................................... 44 11.2 Repair by Tenant ................................................. 45 11.3 Alterations .....· ................................................. 45 11.4 Signs ........................................................... 45 ARTICLE 12-MECHANICS' LIENS ............................................ 46 12.1 Mechanics' Liens ................................................. 46 ARTICLE 13 -CONDEMNATION .............................................. 47 13.1 Definitions ...................................................... 47 13 .2 Condemnation Award and Allocation ................................. 48 13.3 Condemnation of Parking Area ...................................... 49 13.4 Condemnation of Floor Area and Mall ................................ 50 13.5 Reconstruction Limitations ......................................... 51 13.6 Method of Termination ............................................ 51 13. 7 General Provisions ................................................ 52 l:\CPI\~ALT\l&T1.13 ii Case 20-33332-KLP Doc 751-1 Filed 12/25/20 Entered 12/25/20 16:11:51 Desc Ex N Walt Whitman Ground Lease (Part 1) Page 4 of 90 ARTICLE 14 - DAMAGE OR DESTRUCTION .................................... 53 14.1 Definitions ...................................................... 53 14.2 Improvements on the Demised Premises ............................... 53 14.3 Building and Improvements Other Than on the Demised Premises .......... 55 14.4 Restoration Standards ............................................. 56 14.5 Method of Termination ............................................ 57 ARTICLE 15 - INSURANCE ................................................... 57 15 .1 Construction and Property Insurance .................................. 5 7 15.2 Liability Insurance ................................................ 59 15.3 Self-Insurance or Blanket Policy ..................................... 59 15.4 General Insurance Provisions ........................................ 60 15.5 Waiver of Subrogation ............................................. 60 ARTICLE 16-INDEMNITY ................................................... 61 16.1 Basic Obligations ................................................. 61 16.2 Limitations ...................................................... 62 16.3 Indemnity as to Brokers ............................................ 62 ARTICLE 17- PAYMENT FOR UTILITIES ...................................... 62 17.l Tenant's Obligation ............................................... 62 ARTICLE 18 - SUBORDINATION AND NON-DISTURBANCE ...................... 63 18.1 Subordination - Non-disturbance ..................................... 63 ARTICLE 19 - INTENTIONALLY DELETED ..................................... 63 ARTICLE 20- ESTOPPEL CERTIFICATES ...................................... 64 20.1 Estoppel Certificate ............................................... 64 ARTICLE 21 - DEFAULT; REMEDIES .......................................... 64 21.1 Tenant's Defaults .................................................. 64 21.2 Landlord's Self Help .............................................. 66 21.3 Landlord's Default ................................................ 67 21.4 Remedies Cumulative; Non-Waiver .................................. 67 ARTICLE 22 - SURRENDER ................................................... 68 22.1 Surrender of Demised Premises ...................................... 68 ARTICLE 23 - LIMITATION OF LIABILITY ..................................... 68 23.1 Limitation of Liability ............................................. 68 ARTICLE 24 - MERCHANTS ASSOCIATION .................................... 69 24.1 Tenant's Obligation to Join Merchants Association ....................... 69 24.2. Tenant's Obligation to Join Marketing Fund ...........................
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