FILED: ONTARIO COUNTY CLERK 10/12/2020 04:24 PM
`NYSCEF DOC. NO. 11
`
`INDEX NO. 127226-2020
`
`RECEIVED NYSCEF: 10/12/2020
`
`202010130120
`
`Index # : 127226-2020
`
`

`

`202010130120
`FILED: ONTARIO COUNTY CLERK 10/12/2020 04:24 PM
`NYSCEF DOC. NO. 11
`
`#: 127226-2020
`Index
`INDEX NO. 127226-2020
`
`RECEIVED NYSCEF: 10/12/2020
`
`LEASE
`
`AGREEMENT
`
`Lease
`This
`96 PROPERTIES,
`Heights
`Parkway,
`with
`an office
`
`Inc.,
`
`made
`Agreement,
`a New
`LLC,
`New York
`Victor,
`at 1804 Saddle
`
`/ t
`the
`effective
`York
`limited
`liability
`14564
`("Landlord"),
`Horn Drive,
`Canandaigua,
`
`ARTICLE
`
`1:
`
`PREMISES
`
`AND TERM
`
`Section
`
`1.01
`
`The Premises.
`
`day
`
`of
`
`ROUTE
`by and between
`January,
`2016,
`at 91 Victor
`with
`offices
`located
`company,
`and Adventures
`in Movement
`in Sensation,
`New York
`14424
`("Tenant").
`
`and conditions
`upon
`Landlord
`covenants
`the terms,
`to Tenant,
`leases
`hereby
`known
`real property
`agreement
`constructed
`and all
`improvcmcats
`certain
`(the
`"Lease"),
`thereon,
`currently
`NY
`square
`as an area of approximately
`and described
`Suite
`4,550
`feet at 6548 Anthony
`C, Victor,
`Drive,
`Premises"
`together
`or
`as shown
`on the drawing
`14564
`("Leased
`hereto
`as Exhibit
`attached
`A,
`"Premises")
`available
`at
`to use in common
`with
`entitled
`all common
`areas and amenities
`with
`the right
`others
`thereto,
`and the
`related
`driveways
`and parking
`to the Building
`areas
`the Building
`or
`any walks,
`including
`serving
`on Exhibit
`A.
`Premises.
`The Tenant's
`of 6548 Anthony
`Drive
`(the
`as shown
`suite
`is part
`"E=ilding")
`the Leased
`to the plans
`The
`at
`its sole expense,
`and modify
`to conform
`Landlord
`improve
`Premises
`shall,
`anached
`Lease Agreement
`as Exhibit
`("Build-out").
`and specifications
`to this
`B, approved
`by both
`parties
`The Build-out
`be done
`in a good
`and workmanlike
`manner.
`
`set
`
`forth
`
`in this
`
`shall
`
`Section
`
`1.02
`
`Effective
`
`Date.
`
`The
`
`Effective
`
`Date
`
`("Effective
`
`Date")
`
`of
`
`this
`
`Lease
`
`shall
`
`be the
`
`date
`
`both
`
`parties
`
`execute
`
`this
`
`Lease.
`
`Section
`
`1.03
`
`Term.
`
`lease
`
`(the
`
`day
`the
`
`The
`this
`term of
`month
`the calendar
`of
`immediately
`"Comnmumumnt
`(the
`Leased
`Premises
`ceases
`sooner
`or until
`the Term shall
`thereafter,
`the occupancy
`date shall
`be approximately
`that
`
`"Term")
`following
`
`of Five
`a period
`be for
`on the first
`years,
`commencing
`receipt
`of
`the Certificate
`Landlord's
`of Occupancy
`for
`the
`60th month
`and
`on
`last
`the
`Date"),
`ending
`provided
`as herein
`("Termination
`is antkipated
`It
`1, 2016.
`
`May
`
`of
`day
`Date").
`
`shall
`
`When
`determined
`Commcacement
`shall
`be attached
`Tenant
`and returned
`
`the
`
`exact
`accordance
`
`dates
`
`of
`with
`
`in
`
`Letter")
`setting
`constitute
`to and
`to Landlord.
`
`ARTICLE
`
`2:
`
`USE
`
`commencement
`
`the
`the
`this
`Section,
`the Commencement
`forth
`Lease.
`a part
`of
`this
`
`and
`of
`termination
`shall
`parties
`prepare
`and Expiration
`Date
`The
`agreement
`shall
`
`the
`
`term
`lease
`an
`agreement
`which
`Date,
`be promptly
`
`been
`have
`("Lease
`agreement
`executed
`
`by
`
`shall
`Tenant
`or deviation
`
`use the Premises
`only
`use shall
`from that
`all
`the
`of
`
`for a physical
`thereto.
`and uses ancillary
`practice,
`therapy
`the written
`be made with
`consent
`of
`the Landlord.
`provisions
`and terms
`this
`Lease.
`
`condition,
`
`of
`
`Any
`Tenant
`and
`Tenant
`
`only
`covenants,
`
`comply
`
`with
`
`change
`use shall
`
`LEASE AGREEMENT
`
`LLC and Adventures
`between ROUTE 96PROPERTIES,
`//(
`1 //f
`Page 1 of 17
`
`in Mc mmt
`
`in Sensation,
`
`Inc. dated
`
`

`

`202010130120
`FILED: ONTARIO COUNTY CLERK 10/12/2020 04:24 PM
`NYSCEF DOC. NO. 11
`
`#: 127226-2020
`Index
`INDEX NO. 127226-2020
`
`RECEIVED NYSCEF: 10/12/2020
`
`Tenant's
`access
`roads,
`not
`interfere
`
`business
`invitees,
`driveways
`with
`the quiet
`
`employees
`and sidewalks
`enjoyment
`
`right
`the non-exclusive
`and customers
`have
`Premises.
`and Leased
`around
`the Building
`of neighboring
`businesses.
`
`to use all parking
`Tenant's
`activities
`
`areas,
`shall
`
`ARTICLE
`
`3:
`
`RENT
`
`Section
`
`3.01
`
`Rent.
`
`in Exhibit
`and
`Tenant
`as shown
`rent
`Landlord
`to
`to pay
`agrees
`covenants
`hereby
`as shown
`shall
`Lease
`the Term of
`this
`installments
`be paid
`in monthly
`Agreement.
`Rent
`during
`the Commencement
`C.
`of a calendar
`In the event
`Date
`occurs
`on a date
`that
`is in the middle
`shall
`based
`of
`Tenant
`pay pro
`rata
`rent
`for
`that month
`on the number
`the said month
`of days
`the Commencement
`and
`Lease
`Term shall
`on the first
`the
`commence
`thereafter
`after
`the month
`the Commencement
`Date
`occurred.
`
`C ("Rent")
`in Exhibit
`month,
`after
`falling
`the month
`
`day
`
`of
`
`Date,
`in which
`
`to the 1st
`prior
`are to be paid
`installments
`of said monthly
`in advance,
`to be made
`at Lease
`the first
`such
`payment
`with
`the term of
`the Lease,
`month
`during
`without
`pay Rent
`or deduction
`and without
`demand
`at
`the offices
`offset
`previous
`given
`forth
`in Article
`18 or
`such
`other
`place
`at which
`Landlord
`shall
`have
`of Rent
`acceptance
`a partial
`paynicat
`constitute
`an accord
`Landlord's
`does
`not
`waiver
`due
`for
`Landlord's
`to the
`balance
`rent
`and
`of
`such month,
`on account.
`payment
`
`and every
`day of each
`shall
`signing.
`Tenant
`as set
`the Landlord
`of
`notice.
`Tenant
`written
`or a
`and
`satisfaction
`a partial
`it
`is merely
`
`of
`
`owing
`
`Each
`
`at
`of
`right
`
`Section
`
`3.02
`
`Security
`
`Deposit.
`
`Dollars
`Thousand
`the sum of Five
`on the Effective
`Date
`with
`agrees
`without
`which
`Landlord
`shall
`be
`held
`(the
`Dollars
`Deposit"),
`($5,000.00)
`by
`"Security
`the terms,
`of all
`performance
`by the Tenant
`and
`faithful
`for
`the
`as security
`full
`to pay
`interest,
`and agreed
`it being
`understood
`of
`this
`Lease
`and
`conditions
`provisions
`Agreement,
`expressly
`in case of Tenant's
`or a measure
`of Landlord's
`rental
`deposit
`is not an advance
`damages
`deposit
`at
`its sole option
`Landlord
`the
`use any part of
`Upon
`each
`occurreñce
`of an event
`of default,
`may
`under
`this
`and the cost of any other
`payments
`due
`Landlord
`Deposit
`to pay Rent
`or other
`Lease,
`of default
`without
`prejudice
`other
`to any
`or
`caused
`such
`an event
`expense
`by
`liability
`Tenant
`shall
`On demand,
`Landlord
`the amount
`that will
`or provided
`law.
`herein
`pay
`by
`Deposit
`to its original
`the termination
`of
`this
`the Security
`Deposit
`amount.
`At
`Lease,
`complied
`all
`the terms
`Tenant
`has
`with
`and
`of
`Lease
`provided
`that
`conditions
`
`to deposit
`
`Landlord
`
`Tenant
`and
`00/100
`obligation
`
`covenants,
`that
`this
`default.
`
`Security
`injury,
`damage,
`provided
`remedy
`the Security
`restore
`shall
`be returned,
`Agreement.
`
`this
`
`the Premises
`in which
`the Building
`Should
`benefit
`buyer
`for
`to the
`Deposit
`the Security
`transfer
`the Security
`of
`the
`return
`from
`all
`for
`Tenant
`liability
`to the new landlord
`the return
`for
`to look
`agrees
`solely
`or otherwise
`encumbered
`not be mortgaged,
`assigned
`
`have the right
`the Landlord
`be sold,
`are located
`shall
`Landlord
`be considered
`of Tenant.
`shall
`released
`as provided
`in Article
`22.
`Tenant
`Deposit
`the Security
`The Security
`Deposit
`of
`Deposit.
`by the Tenant.
`
`to
`
`by
`then
`shall
`
`Section
`
`3.03
`
`Additional
`
`Rent
`
`and Maintenance.
`
`LEASE AGREEMENT
`
`between ROUTE 96PROPERTIES,
`
`LLC and Adventures
`
`in Movement
`
`in Sensation,
`
`Inc. dated
`
`Page 2 of 17
`
`

`

`202010130120
`FILED: ONTARIO COUNTY CLERK 10/12/2020 04:24 PM
`NYSCEF DOC. NO. 11
`
`#: 127226-2020
`Index
`INDEX NO. 127226-2020
`
`RECEIVED NYSCEF: 10/12/2020
`
`(a)
`("Additional
`shall
`have
`
`Tenant
`
`Rent")
`the right,
`
`shall
`within
`but not
`
`all
`
`items
`pay
`days
`ten
`(10)
`the obligation,
`
`additional
`of
`receipt
`after
`to pay any
`
`rent
`as
`of an invoice
`of Additional
`items
`
`set
`for
`
`forth
`same
`Rent
`
`in
`Lease
`this
`from Landlord.
`not
`paid
`
`timely
`
`Agreement
`Landlord
`by Tenant.
`
`If Tenant
`and preserve
`to keep
`fails
`(b)
`after
`has
`which
`given
`Tenant
`Landlord
`notice
`I I herein,
`Article
`Landlord
`at
`its option,
`may,
`and
`in such
`agreed
`upon
`receipt
`upon,
`case,
`and
`Tenant
`contractors
`shall
`vendors,
`shall
`have
`the
`without
`right,
`the failure
`of Tenant
`to do so.
`
`promptly
`to enter
`
`liability,
`
`of
`cause
`of written
`
`and
`in this Lease Agreement,
`forth
`as set
`the Premises
`to
`pursuant
`reasonable
`to cure
`and
`right
`such
`failure
`repair
`and state of
`to be put
`in the condition
`the same
`from Landlord's
`of
`and copies
`statements
`invoices
`Landlord
`the entire
`thereof
`Rent.
`cost
`as Additional
`pay
`repairs
`upon
`the Premises
`the purpose
`of making
`such
`
`for
`
`(c)
`landscaping;
`debris
`from
`
`dumpsters;
`Building
`
`cost
`sole
`Landlord,
`and striping
`paying,
`repaving
`driveways
`and
`sidewalks,
`water
`and
`sewer
`and Premises.
`
`at
`
`its
`
`and
`of
`
`expense,
`the parking
`areas;
`parking
`and
`Landlord's
`
`real
`
`all
`for:
`shall
`pay
`area and access
`and
`refuse
`and
`
`property
`
`roads;
`recycling
`liability
`
`property
`removal
`services
`insurance
`
`and
`lawn
`taxes;
`ice and
`of snow,
`designated
`for
`the
`
`affecting
`
`charges;
`
`(d)
`
`shall,
`areas
`
`at
`
`sole
`and
`cost
`its
`and the mechanical
`
`expense,
`systems
`
`HVAC,
`plumbing
`and walks.
`curbs
`or needed
`required
`of
`Building's
`
`the
`
`Landlord
`and the common
`Premises,
`exterior
`the roof,
`walls
`windows),
`(including
`areas
`common
`areas,
`parking
`including
`and perform
`all other maintenance
`repairs
`of
`all
`non-structural
`elements
`mah±nance
`lighting).
`
`(including
`
`structurâl
`
`the
`repair
`the Building,
`of
`and electrical
`
`including
`systems;
`Landlord
`In
`addition,
`in the Building
`including
`exterior,
`landscaping,
`
`components
`but not
`fire
`safety
`shall make
`but not
`and
`
`of
`limited
`
`the
`to
`
`systems,
`all other
`limited
`to
`area
`
`parking
`
`shall
`Tenant
`for maintenance
`
`the
`
`Tenant
`
`to,
`
`be
`of
`
`shall
`repair
`Lease
`in good
`the Premises
`term.
`during
`keep
`service
`limited
`but
`not
`interior
`its Premises,
`of
`the
`of
`including,
`drain
`in floor
`of water
`light
`replacement
`of
`maintenance
`levels
`traps,
`bulbs,
`toilets,
`be responsible
`shall
`the maintenance
`of Tenant's
`fixtures
`and equipment.
`Tenant
`and
`of
`replacement
`and inspection
`fire
`extinguishers
`as required
`by the Town
`Uniforrn
`Prevention
`and Building
`Code.
`Tenant
`also be
`State
`Fire
`shall
`disposal
`hazardous
`waste
`generated
`its
`if
`and
`and
`any,
`of such waste.
`and licenses
`the handling
`the cost of
`to the Premises.
`
`handling
`permits
`supplied
`
`of
`for
`
`by
`Tenant
`
`business,
`will
`pay
`
`for
`
`or
`
`(e)
`responsible
`plugged
`janitorial
`for
`the
`of Victor
`responsible
`
`running
`cleaning,
`maintenance,
`installation,
`the New York
`and
`for
`the
`all necessary
`obtaining
`all gas and electricity
`
`Section
`
`3.04
`
`Late & Interest
`
`Charges.
`
`a late charge
`as Additional
`due for
`the Rent
`of 5% of
`Rent
`to impose
`the right
`have
`shall
`Landlord
`not
`received
`Additional
`it
`within
`by Landlord
`Rent
`and/or
`installment
`after
`(5) days
`five
`of Base Rent
`any
`due
`interest
`the right
`to collect
`also
`Landlord
`on any
`sums
`have
`shall
`Landlord
`is due
`Charge").
`("Late
`on the date the payment
`percent
`per annum commencing
`twelve
`pursuant
`to this
`Lease
`at a rate
`of
`(12%)
`A $100
`fee will
`check
`the date the payment
`is received.
`be due for any
`is due to and
`returned
`including
`to late charge).
`Landlord
`from bank
`(in addition
`
`to
`
`Section
`
`3.05
`
`Payment
`
`of Business
`
`Fees.
`
`LEASE AGREEMENT
`
`between ROUI'E 96 PROPER77ES,
`
`LLC and Adventm·es in Movement
`
`in Sensation,
`
`Inc. dated
`
`Page 3 of 17
`
`

`

`202010130120
`FILED: ONTARIO COUNTY CLERK 10/12/2020 04:24 PM
`NYSCEF DOC. NO. 11
`
`#: 127226-2020
`Index
`INDEX NO. 127226-2020
`
`RECEIVED NYSCEF: 10/12/2020
`
`shall
`Tenant
`taxes
`occupation
`covering
`must
`Tenant
`follow
`Date,
`Town/State/County/Federal
`
`fees and
`be liable
`license
`shall
`and
`excise
`and
`all
`the Term,
`throughout
`for,
`pay
`the Commencement
`the
`As of
`if any.
`on the Premises,
`conducted
`business
`all NYS
`for all
`be responsible
`for
`Fire
`and will
`Federal
`codes
`protection
`fire
`inspections
`the Leased
`Premises.
`
`of
`
`ARTICLE
`
`4:
`
`INSURANCE
`
`Section
`
`4.01
`
`Landlord's
`
`and Tenant's
`
`Coverage.
`
`(a)
`insurance
`
`Landlord
`shall,
`on the Building
`
`its expense,
`at
`not
`in an amount
`
`procure
`less than
`
`and maintain
`during
`replacement
`the full
`
`the Lease
`value
`of
`
`Term all-risk
`the Building
`
`property
`
`(b)
`
`all
`not
`
`covering
`amount
`
`Tenant
`personal
`less than
`
`shall,
`property
`the full
`
`all-risk
`and maintain
`procure
`its expense,
`at
`owned
`leased
`located
`and
`or
`by Tenant
`of such
`replacement
`value
`personal
`property.
`
`personal
`property
`on the Leased
`Premises,
`
`insurance
`in an
`
`the extent
`To
`insurance
`respective
`permitted
`(c)
`by
`of
`the insurers
`on behalf
`waive
`hereto
`any and all claims
`of each
`property,
`against
`the other
`of any
`loss or damage
`for
`insurer
`hereto
`such
`to the party
`party
`loss or damage
`from the willful
`act of such other
`party.
`
`and their
`
`law,
`parties'
`
`resulting
`
`the parties
`companies,
`or
`of subrogation
`rights
`than for
`so insured
`other
`
`Tenant
`
`comprehensive
`
`public
`
`liability
`equal
`
`to
`
`general
`shall maintain
`insurance,
`(d)
`including
`liability
`and property
`of
`with
`and operations
`with
`a limit
`coverage
`contractual,
`premises,
`damage,
`liability
`aggregate
`and a $5,000,000
`per occurrence
`a $2,000,000
`for property
`with
`$1,000,000
`umbrella
`damage,
`personal
`injuries
`or deaths
`of persons
`on or about
`the Leased
`Premises.
`The
`and
`liability
`DiFelice
`of Tenant
`shall
`name
`and DiFelice
`additional
`
`bodily
`policy
`insured.
`
`Landlord,
`
`occurring
`BC,
`
`Inc.,
`
`Development,
`
`Inc.
`
`party's
`Each
`in New York
`State;
`or amount
`of
`coverage
`be primary
`and
`
`(e)
`
`business
`scope
`
`(iii)
`carry.
`
`policies,
`
`policies
`insusânce
`provide
`that
`(ii)
`unless
`thirty
`not contributing
`
`(30)
`
`(i) be issued
`shall
`authorized
`companies
`by insurance
`the insurance
`changed
`or materially
`be canceled
`not
`days'
`is given
`prior
`written
`to the other
`notice
`in excess
`the coverage
`that
`the other
`
`with,
`
`or
`
`of,
`
`to do
`in the
`and
`
`party;
`party may
`
`of
`Certificates
`(f)
`(and
`the Commencement
`Date
`the expiration
`certificate.
`of any
`
`such
`prior
`
`insurance
`to taking
`
`coverage
`possession
`
`shall
`of
`
`be delivered
`the Premises),
`
`to the Landlord
`and thereafter,
`
`30 days
`30 days
`
`prior
`prior
`
`to
`to
`
`have
`
`(g)
`
`In
`
`not
`shall
`Tenant
`that
`event
`the
`fifteen
`required
`within
`insurances
`the
`evideñcing
`of any
`to the expiration
`prior
`fifteen
`days
`(15)
`in addition
`Section
`Landlord
`11 herein,
`may,
`such
`require
`insurance
`as it may
`reasonably
`as Additional
`paid
`to Landlord
`by Tenant
`charge.
`
`delivered
`days
`prior
`(15)
`and after
`notice
`policy
`to any other
`remedies
`to protect
`its interest,
`upon
`plus
`Rent
`demand,
`
`or
`a policy
`Landlord
`certificate
`to
`Date
`to the Commencement
`and/or
`to cure
`and opportunity
`pursuant
`to
`have
`under
`it may
`this
`obtain
`Lease,
`and the cost
`for
`such
`policies
`shall
`be
`a fifteen
`percent
`administrative
`
`(15%)
`
`LEASE AGREEMENI'between
`
`ROUTE 96 PROPERTIES,
`
`LLC and Adventures
`
`in Movement
`
`in Sensation,
`
`Inc. dated
`
`Page 4 of 17
`
`

`

`202010130120
`FILED: ONTARIO COUNTY CLERK 10/12/2020 04:24 PM
`NYSCEF DOC. NO. 11
`
`Index
`#:127226-2020
`INDEX NO. 127226-2020
`
`RECEIVED NYSCEF: 10/12/2020
`
`Section
`
`4.02
`
`Restriction
`
`on Tenant's
`
`Activities.
`
`not
`
`or about
`insurance
`rate
`of
`permitted
`invalidation
`
`immediately
`case
`of
`
`an
`
`applicable,
`
`by,
`
`in
`any equipment
`shall
`Tenant
`or place
`to be conducted
`or permit
`conduct
`any activity,
`(a)
`the rate of
`which
`the Premises,
`increase
`insurance
`coverage
`or
`invalidate
`will
`in any way
`any
`in the
`increase
`or any
`or
`of coverage
`on the Premises
`invalidation
`If any
`part
`of
`the Premises.
`of, or
`or equipment
`insurance
`is stated
`to
`be due
`to any
`insurance
`activity,
`by
`company
`any
`the
`that
`in or
`evidence
`Tenant
`about
`shall
`be conclusive
`such
`the Premises,
`statement
`shall
`Tenant
`or equipment
`coverage
`or
`and
`increase
`in
`is due
`of
`to
`such
`rates
`activity
`In the
`equipment.
`remove
`cease
`to conduct
`such
`such
`or permit
`to be conducted
`activity
`if
`amount
`of
`increase
`increase
`be liable
`for
`the
`in
`insurance
`Tenant
`shall
`shall
`reimburse
`Landlord
`as Additional
`Rent.
`
`rates,
`upon
`
`demand,
`
`or
`the
`
`and,
`
`Tenant
`
`or contractors
`agents
`conditioned
`within
`
`or
`
`shall, without
`Landlord's
`sole
`
`Landlord's
`and absolute
`
`prior
`
`written
`
`treatment,
`toxic
`
`or
`
`nor Tenant's
`Neither
`(b)
`be withheld
`consent
`which
`discretion,
`consent,
`may
`on or around
`the Premises
`for
`storage,
`generation,
`disposal,
`transport,
`handling,
`use,
`keep
`toxic
`of
`the
`following:
`hazardous
`hazardous
`substances,
`sale,
`wastes,
`materials,
`substances,
`any
`or
`underground
`petroleum
`above-ground
`PCB's,
`asbestos,
`pollution,
`oils,
`tanks,
`pollutants,
`products,
`and/or
`local
`used or as defined
`or contaminants
`as those
`terms
`are commonly
`state,
`by federal,
`materials,
`the
`limited
`not
`law or
`related
`of health
`or
`the
`but
`regulation
`to
`protection
`to,
`including,
`environment,
`the Comprehensive
`and Recover
`(42 U.S.C.
`Resource
`Conservation
`et. seq.);
`sec.
`6901,
`the
`et. seq.);
`(42 U.S.C.
`Environmental
`Compensation
`Act
`sec. 9601,
`Response,
`(CERCLA)
`1251 et.
`sec.
`Act
`the Clean Water
`(33 U.S.C.
`Control
`Toxic
`Act
`(15 U.S.C.
`et. seq.);
`Substance
`and as any of
`the
`("Environmental
`and
`(42 U.S.C.
`the Clean
`Act
`et.
`Air
`seq.);
`Laws");
`seq.)
`thereunder
`same may
`rules
`and
`regulations
`promulgated
`be amended
`from time
`to time,
`by any
`and/or
`is subject
`to regulation
`to as "Hazardous
`referred
`Substances"),
`(collectively
`or
`local
`or management
`plan.
`regulation,
`statute,
`ordinance,
`law,
`an MSDS
`shall
`have
`copies
`any materials
`requiring
`Landlord
`immediately.
`
`Act
`
`(RCRA)
`and
`Liability
`sec.2601,
`sec.
`7401
`and/or
`
`registration,
`
`Additionally,
`such
`of
`
`forms
`
`state,
`federal,
`by any
`that Tenant
`in the event
`be forwarded
`to
`shall
`
`ARTICLE
`
`5:
`
`ALTERATIONS
`
`& IMPROVEMENTS
`
`or additions
`
`or
`
`without
`delayed.
`the Tenant
`
`or any
`to the Premises,
`shall make
`alterations
`no
`Tenant
`in, upon,
`which
`consent
`shall
`not be unreasonably
`of
`the
`consent
`prior
`written
`the
`Landlord,
`fixtures"
`the Premises,
`constructed
`upon
`"trade
`of
`the improvemeñts
`All
`excepting
`of
`the expiration
`the Lease
`at
`or any extension
`the Tenant's
`shall
`at
`expense,
`in default
`at
`is not
`the time,
`Provided
`the
`Landlord.
`Tenant
`Tenant
`of
`may
`property
`the Tenant
`shall
`repair
`provided
`its expense
`that
`any damage
`caused
`installed
`at
`fixtures
`as of
`the Commeñcenient
`Date.
`Tenant
`original
`such
`items
`to their
`conditions
`existing
`caused
`imprGyeincuts
`to the Premises
`Landlord
`for
`to the Premises
`damage
`by any
`any
`by Tenant.
`give
`Tenant
`Landlord
`its agents,
`or contractors
`employed
`employees
`to the Premises.
`written
`notice
`any alterations
`before making
`
`part
`thereof,
`withheld
`or
`installed
`by
`the
`become
`term,
`any trade
`remove
`of
`by the removal
`indemnifies
`hereby
`made
`by Tenant,
`at
`least
`30 days
`
`shall
`
`Section
`
`5.01
`
`Improvements.
`
`LEASE AGREEMENT
`
`between ROUTE 96 PROPERTIES,
`
`LLC and Adventures
`
`in Movement
`
`in Sensation,
`
`Inc. dated
`
`Page 5 of 17
`
`

`

`202010130120
`FILED: ONTARIO COUNTY CLERK 10/12/2020 04:24 PM
`NYSCEF DOC. NO. 11
`
`#: 127226-2020
`Index
`INDEX NO. 127226-2020
`
`RECEIVED NYSCEF: 10/12/2020
`
`Notwithstanding
`anything
`and
`signs,
`inventory,
`its
`expense
`at
`("Tenant's
`to time
`from time
`during
`of Tenant's
`Property.
`
`supplies,
`Tenant
`Tenant
`removal
`
`to the contrary,
`herein
`contained
`other
`personal
`removable
`property
`the
`remains
`property
`the Lease
`and Tenant
`
`Property")
`the term of
`
`all
`
`business
`trade
`equipment,
`fixtures,
`the Premiscs
`in or on
`installed
`by
`be removed
`and may
`of Tenant
`by
`by the
`occasioned
`repairs
`any damage
`
`by the Tenant
`made
`improvement
`Any
`shall
`be unreasonably
`approval
`not
`withheld,
`to perform
`shall
`work
`Tenant
`upon
`the Premises
`R and
`in Exhibit
`evidence
`of
`current
`insurance
`worker's
`with
`compensation
`insurance
`the
`UPON THE LEASED
`PREMISES:
`
`following
`
`written
`prior
`receive
`must
`or delayed.
`conditioned
`with
`provide
`Landlord
`("Insurance
`coverage
`
`from Landlord,
`approval
`contracted
`subcontractor
`by
`Any
`as shown
`agreement
`an indemnity
`and
`both
`Certificate")
`including
`WORK
`TO COMMENCING
`PRIOR
`
`which
`
`liability
`
`+
`+
`+
`
`General
`Workers
`Automobile
`
`Lourâñce
`with
`Liability
`Compensation
`coverage
`Insurance
`(if applicable)
`
`a $2,000,000
`aggregate
`limit
`of $100,000
`/ $500,000;
`of $1,000,000
`
`and $1,000,000
`
`per occurrence;
`
`Insurance
`All
`subcontractor
`who
`TO COMMENCE
`
`the Landlord
`list
`holder
`as certificate
`must
`Certificates
`an Insurance
`Certificate
`to the Landlord
`does
`not
`provide
`WORK upon
`the Leased
`Premises.
`
`insured.
`and additional
`will NOT BE PERMITTED
`
`Any
`
`Landlord
`sole
`cost
`and
`complics
`with
`with
`Disabilities
`
`will
`
`provide
`agrees
`expense,
`applicable
`all
`Act.
`
`constructed
`a fully
`Tenant
`improvements
`to construct
`governmental
`
`building
`
`as set
`suite
`to the Building
`codes,
`including,
`
`]l.
`in Exhibit
`forth
`so that
`the Building
`but
`not
`limited
`to,
`
`its
`at
`Landlord,
`and Premises
`enns
`the Amer
`
`Tenant
`
`be
`
`networking,
`automatic
`
`shall
`Internet
`access,
`door
`openers.
`
`responsible
`all cabling,
`
`all
`for
`fiber
`
`costs
`
`associated
`
`with
`
`access,
`
`telephone,
`
`security,
`
`of
`
`any
`video,
`
`following:
`the
`cable, music
`
`computer
`and
`
`systems,
`
`Section
`
`5.02
`
`Signs.
`
`upon
`
`at Tenant's
`
`expense.
`
`Such
`
`sign
`
`Tenant
`
`shall
`
`have
`
`the option
`
`to place
`
`a sign
`
`the Premises
`
`and placed
`
`in accordance
`
`with
`
`regulations
`
`and ordinances
`
`of
`
`the Town
`
`of
`
`of Ontario.
`
`and placement
`
`Tenant
`must
`of any
`
`signage
`
`that
`
`is visible
`
`from the exterior
`
`of
`
`prior written
`
`approval
`
`for design,
`the Premises.
`
`the rules,
`Landlord's
`
`receive
`
`shall
`
`Victor
`
`be constructed
`and County
`colors
`dimensions,
`
`All
`
`be constructed
`
`with
`
`local
`
`throughout
`
`permits
`for
`sigñage
`by Tenant
`and
`building
`the term of
`
`at Tenant's
`
`and
`
`installation
`
`to be obtained
`
`expeñsc;
`It
`is the Tenant's
`codes.
`
`and all
`
`signs
`
`at Tenant's
`by Tenant
`the UL label
`to bear
`to maintain
`
`responsibility
`
`expense;
`and otherwise
`
`Tenant's
`
`all signs to
`
`comply
`signage
`
`electrical
`
`this
`
`Lease Agreement.
`
`LEASE AGREEMENT
`
`LLC and Advs;üüres
`between ROU7'E 96 PROPERTIES,
`d/qh4>
`Page 6 of 17
`
`in Mcvæ:m
`
`in Sensation,
`
`Inc. dated
`
`

`

`202010130120
`FILED: ONTARIO COUNTY CLERK 10/12/2020 04:24 PM
`NYSCEF DOC. NO. 11
`
`Index
`#:127226-2020
`INDEX NO. 127226-2020
`
`RECEIVED NYSCEF: 10/12/2020
`
`and other
`
`such
`
`exterior
`
`promotional
`
`signage
`
`permitted
`
`Sandwich
`
`board
`
`when
`
`used
`
`in accordance
`
`signs,
`with
`
`Ontario.
`
`The
`
`Landlord
`
`reserves
`
`signs,
`flag
`the rules,
`the right
`
`regulations
`
`to remove
`
`and Grdinâñces
`any unapproved
`
`of
`
`the Town
`
`signage
`
`are only
`of Victor
`and County
`from the Premises.
`
`ARTICLE
`
`ARTICLE
`
`6:
`
`7:
`
`THIS
`
`SECTION
`
`INTENTIONALLY
`
`OMITTED
`
`INDEMNIFICATION
`
`Section
`
`7.01.
`
`General
`
`Indemnification.
`
`shall
`and
`
`Tenant
`representatives
`expense
`damage
`
`and hold
`against
`
`the
`
`its
`
`harmless
`defend,
`indemnify
`from
`employees
`and
`all
`and
`claims,
`any
`reasonable
`loss
`in connection
`with
`attorney's
`fees)
`(including
`from or out of any
`to property
`occurrence
`in, upon
`or at
`arising
`or
`Tenant
`of
`or
`use
`part
`or
`the Premises,
`thereof,
`by
`any
`or observance
`its
`or obligations
`covenants
`under
`this
`negligent
`omission
`In
`
`of
`
`case
`
`act
`or
`Landlord
`shall,
`coninienced
`proceeding
`all
`and
`to pay
`with
`such
`
`its
`on
`
`of
`
`fees)
`act
`or
`
`occupancy
`performance
`part
`any
`by
`concessionaires.
`arbitration
`or other
`Landlord
`harmless
`Landlord
`in connection
`and
`against
`all
`costs,
`suffered
`by or claimed
`or omission
`of Landlord,
`observance
`of
`its covenants
`
`claims,
`anmages,
`against
`Tenant,
`its employees
`or obligations
`
`of
`Tenant,
`without
`fault
`by or against
`Tenant,
`expenses
`and
`reasonable
`costs,
`proceedings.
`Landlord
`shall
`liabilities
`and
`expenses
`based
`on, arising
`directly
`or
`or agents,
`(ii)
`any
`under
`this
`Lease.
`
`agents,
`officers,
`Landlord,
`and
`damages,
`actions,
`liability
`and/or
`of
`personal
`life,
`injury
`the
`from or out of
`the Premises,
`in the
`by Tenant
`breach
`any
`or
`in
`or occasioned
`Lease,
`wholly
`or
`lessees
`contractors,
`employees,
`agents,
`be made
`a party
`to any
`its
`litigation,
`part,
`and hold
`then Tenant
`agrees
`to defend
`or paid
`attorney's
`fees
`incurred
`by
`from
`harmless
`and hold
`Tenant
`attorney's
`reasonable
`from (i) any negligent
`in the performance
`
`indeñinify
`(including
`out or
`resulting
`by Landlord
`breach
`
`Section
`
`7.02.
`
`Environmental
`
`Indemnification.
`
`As of
`
`the Commencement
`from any
`obligations
`
`Date,
`violation
`under
`
`to indemnify
`agrees
`Tenant
`of
`the Environmental
`Laws
`this Article
`7 shall
`survive
`
`and save
`harmless
`Landlord
`on the Premises
`by Tenant
`the termination
`of
`the Lease
`
`from any
`pursuant
`
`by
`
`and all
`to Article
`expiration
`
`arising
`liability
`7.01.
`Tenant's
`or otherwise.
`
`ARTICLE
`
`8:
`
`COMPLIANCE
`
`WITH
`
`LAWS
`
`Section
`
`8.01
`
`Compliance.
`
`the Comniencement
`As
`of
`the
`Premises
`and
`
`Leased
`
`laws,
`codes,
`ordinances,
`construction,
`operating,
`permitted
`uses herein.
`
`parking
`regulations,
`rules,
`use and maintenance
`
`Landlord
`represents
`Date,
`to the Building)
`lot adjacent
`and
`orders
`other
`the Building,
`
`of
`
`including
`
`to Tenant
`is in full
`lawful
`
`the
`that
`the Building
`(including
`all applicable
`compliance
`with
`requirements
`associated
`with
`the Leased
`for Tenant's
`
`Premises,
`
`From and after
`possession
`and control
`
`the Commmoement
`of
`the Premises,
`
`Tenant,
`Date,
`with
`comply
`
`shall
`
`at
`all
`
`its expense,
`requirements
`
`in the use, occupation,
`of all
`laws,
`orders,
`
`operation,
`ordinsñces,
`
`LEASEAGREEMENT
`
`between ROUTE 96 PROPERTIES,
`
`LLC and Advéñturüs
`
`in Movement
`
`in Sensation,
`
`Inc. dated
`
`Page 7 of 17
`
`

`

`202010130120
`FILED: ONTARIO COUNTY CLERK 10/12/2020 04:24 PM
`NYSCEF DOC. NO. 11
`
`Index#:127226-2020
`INDEX NO. 127226-2020
`
`RECEIVED NYSCEF: 10/12/2020
`
`rules
`public
`similar
`Tenant
`receives
`
`and
`of
`regulations
`officer
`or officers,
`the
`whether
`body,
`is required
`to give
`for any
`violation
`
`of any
`direction
`and municipal
`and with
`authorities
`state,
`federal,
`any
`county
`or
`of Fire Underwriters
`pursuant
`the Board
`of
`and with
`to law,
`the requirements
`enacted.
`are in effect
`above
`Lease
`or are hereinafter
`as of
`this
`the execution
`of
`notice
`Landlord
`a true
`the ceniplete
`original
`and
`of any
`complete
`or
`copy
`within
`three
`(3) day's
`by Tenant.
`receipt
`thereof
`
`it
`
`Section
`
`8.02
`
`Operating
`
`Permits.
`
`Tenant
`on the Premises
`
`obtain
`shall
`or any other
`
`all
`licenses,
`use permitted
`
`and approvals
`permits
`Lease.
`by this
`
`required
`
`for
`
`their
`
`occupancy
`
`and operation
`
`Section
`
`8.03
`
`Contest.
`
`at
`
`the
`have
`shall
`Tenant
`right,
`the validity
`proceedings
`administrative
`or
`and
`of
`certificate
`occupancy
`during
`not undertake
`shall
`provided
`that Tenant
`reasonable
`so; and (b)
`furnishes
`such
`to protect
`its interests.
`necessary
`
`indemnity
`
`its own
`or
`
`expense,
`of any
`law,
`legality
`such
`contest
`Tenant
`such contest
`unless
`to Landlord
`
`to contest
`
`ordinance,
`order,
`refrain
`may
`(a) notifies
`it:
`as Landlord
`
`or
`
`review
`
`or
`
`legal
`direction
`
`by appropriate
`regulation
`rule,
`from
`therewith,
`complying
`to do
`of
`its intention
`Landlord
`determine
`to be reasonably
`shall
`
`This
`
`Lease
`
`is written
`
`under
`
`and shall
`
`be construed
`
`in accordance
`
`with
`
`the laws
`
`of
`
`the State
`
`of NY.
`
`ARTICLE
`
`9:
`
`CONDEMNATION
`
`Section
`
`9.01
`
`Condemnation
`
`Award.
`
`the Premises,
`In the event
`that
`of
`cmincat
`by exercise
`of any
`right
`shall
`retain
`entire
`award.
`Tenant
`to execute
`expenses.
`Tenant
`agrees
`by Landlord
`of
`its awards.
`
`be taken
`shall
`part
`or any
`thereof,
`be entitled
`Landlord
`shall
`domain,
`award
`for
`to a separate
`its
`right
`that may
`documents
`all
`further
`
`or
`in condemnation
`proceedings
`the
`to collect
`from the condemner
`its trade
`and any
`relocation
`fixtures
`be appropriate
`to facilitate
`collection
`
`Section
`
`9.02
`
`Takine
`
`of Materially
`
`AR.
`
`to the whole
`title
`the Term,
`time
`If, at any
`during
`of condemnation
`by exercise
`or eniinent
`domain
`of
`the right
`terminate
`either
`such
`authorized
`to exercise
`right,
`party may
`title
`vests
`date
`expire
`shall
`on
`and
`the
`such
`Lease
`party,
`the purposes
`of
`apportioned
`date.
`to such
`and paid
`For
`only
`not so taken
`shall
`of
`the Premises
`be taken
`if
`the portion
`cannot,
`the conduct
`of Tenant's
`be so repaired
`as to be suitable
`for
`to the taking.
`on the Premises
`prior
`
`Tenant,
`conducted
`
`immediately
`
`be taken
`or materially
`shall
`the Premises
`all of
`and those
`or by agreement
`between
`Landlord
`this
`to the other
`Lease
`upon written
`notice
`in
`the
`condemnor
`and
`the Rent
`shall
`be
`the Premises"
`all of
`this Article
`9,
`"materially
`in the reasonable
`opinion
`of Landlord
`the same manner
`use in substantially
`
`or
`as
`
`Section
`
`9.03
`
`Partial
`
`Taking.
`
`If, at any
`
`time
`
`during
`
`the Term,
`
`title
`
`of any
`
`portion
`
`of
`
`the Premises
`
`shall
`
`be taken
`
`in the manner
`
`LEASE AGREEMENT
`
`LLC and Adventures
`between ROUTE 96 PROPERTIES,
`AldÅ!4*
`Page 8 of 17
`
`in Movement
`
`in Sensation,
`
`Inc. dated
`
`

`

`202010130120
`FILED: ONTARIO COUNTY CLERK 10/12/2020 04:24 PM
`NYSCEF DOC. NO. 11
`
`#: 127226-2020
`Index
`INDEX NO. 127226-2020
`
`RECEIVED NYSCEF: 10/12/2020
`
`described
`
`continue,
`partial
`
`in Section
`but
`the Rent
`taking.
`
`but
`9.02,
`thereafter
`
`the portion
`payable
`
`is less than materially
`taken
`be apportioned
`by Tenant
`shall
`
`Lease shall
`the Premises,
`this
`all of
`the
`from the date of
`and reduced
`
`ARTICLE
`
`10:
`
`ASSIGNMENT
`
`AND SUBLETTING
`
`Tenant
`or encumber
`Tenant
`without
`discretion.
`Upon
`remain
`primarily
`under
`obligations
`office
`room/and
`shall maintain
`
`any
`liable
`this
`space
`insurance
`
`this
`Lease
`or sell,
`consent
`
`Notwithstanding
`in the Premises
`forth
`in Article
`
`transfer
`not
`or otherwise
`in part
`in whole
`or sublet
`assign
`or
`the Premises
`may
`in the
`its leasehold
`interest
`or equitable
`estate
`transfer
`or convey
`legal
`ownership
`any
`sole
`the prior
`in Landlord's
`consent
`maybe
`withheld
`of Landlord,
`written
`which
`to
`continue
`Tenant
`shall
`permitted
`transfer
`or encumbrance,
`subletting,
`assignment,
`and
`to Landlord
`of all of Tenant's
`covenants
`the full
`performance
`for
`and faithful
`out exam
`Lease.
`the
`Tenant
`to rent
`has the
`foregoing,
`ability
`consultants
`and such medical
`located
`to other medical
`as set
`4 of
`this
`Lease.
`
`consultants,
`
`ARTICLE
`
`11:
`
`DEFAULT
`
`Section
`
`I1.01
`
`Events
`
`of Default.
`
`Any
`
`one or more
`
`of
`
`the following
`
`events
`
`shall
`
`constitute
`
`an "Event
`
`of Default":
`
`(a)
`
`(b)
`
`(c)
`
`(d)
`
`contained
`
`Failure
`
`by Tenant
`
`to pay all Rent
`
`or Additional
`
`Rent within
`
`ten (10) days written
`
`notice;
`
`An assignment
`
`or subletting
`
`in violation
`
`of Article
`
`10;
`
`Failure
`in Article
`
`2;
`
`by Tenant
`
`to perform
`
`or comply
`
`with
`
`any
`
`of
`
`the terms,
`
`covcñants
`
`or conditions
`
`Tenant's
`
`abandonment
`
`of
`
`the Premises;
`
`Failure
`(e)
`than
`this
`other
`Lease,
`written
`notice
`thereof
`than
`those
`referred
`diligence
`within
`(30)
`thirty
`all
`cure
`with
`to
`to cure
`further
`and
`or criminal
`civil
`to any
`
`to
`
`necessary
`diligently
`Landlord
`
`the terms,
`of
`with
`or comply
`to perform
`covenants
`by Tenant
`any
`this Section
`1 1.01, within
`referred
`to in paragraph
`(a) of
`those
`thirty
`except
`in connection
`an Event
`from Landlord
`that
`with
`to Tenant,
`not
`of being
`in paragraph
`of
`this
`Section
`susceptible
`11.01,
`(a)
`to cure
`shall
`be extended
`for
`such
`the time
`for Tenant
`that
`Tenant
`provided
`commences
`promptly
`time
`such
`period
`shall
`not
`be so extended
`
`of
`or conditions
`days after
`(30)
`other
`of Default,
`with
`cured
`due
`as may be
`time
`and
`proceeds
`as to subject
`
`of
`
`days,
`due
`diligence,
`provided
`that
`or
`
`liability
`
`forfeitures;
`
`(f)
`
`shall
`
`Tenant
`shall
`
`file
`
`or
`
`petition
`file
`a voluntary
`petition
`or answer
`insolvent,
`any
`or similar
`dissolution
`readjustment,
`liquidation,
`applicable
`act or any other
`future
`or
`present
`or acquiesce
`in the appointment
`of any
`part
`of
`its properties
`or of
`the Premises;
`
`in bankruptcy
`reorganization,
`seeking
`any
`relief
`the present
`or any
`under
`state or other
`statue
`or
`federal,
`law,
`receiver
`or
`liquidator
`of Tenant
`trustee,
`or
`
`or shall
`
`be adjudicated
`
`as bankrupt
`
`or
`
`composition,
`arrañgcmcñt,
`future
`federal
`bankruptcy
`or shall
`seek or consent
`or of all or any
`substantial
`
`to
`
`LEASE AGREEMENT
`
`LLC and Adventures
`between ROUTE 96 PROPER77ES,
`//&
`I //4
`Page 9 of 17
`
`in Movement
`
`in Sensation,
`
`Inc. dated
`
`

`

`202010130120
`FILED: ONTARIO COUNTY CLERK 10/12/2020 04:24 PM
`NYSCEF DOC. NO. 11
`
`#: 127226-2020
`Index
`INDEX NO. 127226-2020
`
`RECEIVED NYSCEF: 10/12/2020
`
`commencement
`
`(g)
`(60)
`reorganization,
`arrangement,
`any
`composition,
`the
`under
`or any
`future
`present
`federal
`bankruptcy
`state
`or other
`statute
`or
`such
`law,
`proceeding
`the appointment,
`after
`the consent
`without
`of Tenant
`or of all or any
`part
`substantial
`have
`been
`vacated
`or
`stayed
`on
`appeal
`of any
`such
`such
`shall
`appointment
`
`If within
`
`sixty
`
`days
`
`after
`
`the
`
`seeking
`relief
`
`federal,
`days
`(60)
`liquidator
`shall
`not
`expiration
`
`stay,
`
`Section
`
`11.02
`
`Right
`
`to Terminate.
`
`Tenant
`against
`proceeding
`any
`or similar
`dissolution
`readjustment,
`liquidation,
`applicable
`other
`or
`present
`future
`act or any
`or
`if, within
`been
`have
`not
`shall
`sixty
`dismissed,
`or
`receiver
`of Tenant,
`or acqüiescence
`of any trustee,
`such appointment
`or of
`the Premises,
`of
`its properties
`after
`if, within
`days
`or
`or otherwise,
`sixty
`been vacated.
`not have
`
`of
`
`(60)
`
`the
`
`If an Event
`of Default
`as set
`period
`applicable
`cured
`and
`occurs
`grace
`within
`any
`Landlord
`In such
`terminate
`thereof
`to Tenant.
`written
`this
`Lease
`notice
`event,
`may
`by giving
`this
`Lease
`receipt
`by Tenant
`from the
`time
`five
`of
`at
`the
`shall
`cease
`of
`days
`expiration
`written
`notice
`and interest
`of Tenant
`hcreunder
`to terminate,
`and all
`title
`and any
`cease without
`like
`further
`notice
`lapse
`of
`and with
`effect
`as if
`the entire
`had elapsed.
`
`is not
`
`or
`
`time,
`
`(5)
`right,
`as fully
`
`forth
`the
`of
`shall
`term of
`
`above,
`term of
`Landlord's
`likewise
`Lease
`this
`
`Section
`
`11.03
`
`Right
`
`to Re-enter.
`
`cured
`If an Event
`and
`occurs
`of Default
`within
`is not
`any
`or at any
`part
`or any
`the Premises,
`re-enter
`time
`action
`or otherwise,
`force
`or by
`at
`or
`law,
`proceeding
`or
`repossess
`or
`damage
`the
`therefore;
`same,
`(b)
`such
`be necessary,
`without
`force
`as may
`being
`or detainer,
`and without
`Landlord's
`relinquishing
`or by operation
`of
`Lease
`law.
`
`(a)
`immediately
`suitable
`any
`prosecution
`
`therefrom,
`or
`forcible
`Landlor