UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

FORM 10-K

S
ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934

For the fiscal year ended                   December 31, 2008
or
£
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from _____________________ to __________________

Commission file number 000-1449794

Embassy Bancorp, Inc.
(Exact name of registrant as specified in its charter)
 
Pennsylvania
26-3339011
(State of incorporation)
(I.R.S. Employer Identification No.)
   
   
One Hundred Gateway Drive, Suite 100
Bethlehem, PA
18017
(Address of principal executive offices)
(Zip Code)
   
(610) 882-8800
(Issuer’s Telephone Number)

Securities registered under Section 12(b) of the Exchange Act:

None
None
(Title of each class)
(Name of each exchange on which registered)

Securities registered under section 12(g) of the Exchange Act:

Common Stock, Par Value $1.00 per share

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of The Securities Act. Yes £    No S

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or 15(d) of the Exchange Act.      Yes £    No S

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to filing requirements for the past 90 days.       Yes S   No £

Indicate by check mark if disclosure of delinquent filers in response to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K S .
 


 
1

 
 
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company.  See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b2 of the Exchange Act.
Large accelerated filer £
Accelerated filer £
Non-accelerated filer £
Smaller reporting company S
(Do not check if a smaller reporting company)
 

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 or the Exchange Act.)
Yes £   No S

The aggregate market value of the registrant’s common stock held by non-affiliates at June 30, 2008, the registrant’s most recently completed second fiscal quarter, was $ 43,471,850.


APPLICABLE ONLY TO REGISTRANTS INVOLVED IN BANKRUPTCY
PROCEEDINGS DURING THE PRECEDING FIVE YEARS

Indicate by check mark whether the registrant has filed all documents and reports required to be filed by Section 12, 13 or 15(d) the Securities Exchange Act of 1934 subsequent to the distribution of securities under a plan confirmed by a court.
Yes £   No £                                  Not applicable.

(APPLICABLE ONLY TO CORPORATE REGISTRANTS)
Indicate the number of shares outstanding of each of the registrant’s classes of common equity, as of the latest practicable date:
 
COMMON STOCK
Number of shares outstanding as of March 26, 2009
($1 Par Value)
6,892,420
 
(Title Class)
(Outstanding Shares)

DOCUMENTS INCORPORATED BY REFERENCE

Portions of the registrant’s proxy statement for the annual meeting of shareholders to be held on June 18, 2009 are incorporated by reference into Part III of this report.  The proxy statement will be filed with the SEC within 120 days of December 31, 2008.

 
2

 

Table of Contents

Part I
Page
     
Number
 
Item 1
4
 
Item 1A
10
 
Item 1B
10
 
Item 2
10
 
Item 3
11
 
Item 4
11
Part II
 
 
Item 5
12
 
Item 6
12
 
Item 7
13
 
Item 7A
27
 
Item 8
28
   
29
   
30
   
31
   
32
   
33
 
 
34
 
Item 9
62
 
Item 9A (T)
62
 
Item 9B
62
Part III
 
 
Item 10
63
 
Item 11
63
 
Item 12
63
 
Item 13
63
 
Item 14
63
Part IV
 
 
Item 15
64
       
   
65
       
   
Index of Exhibits
 
   
EX – 23
Consent of Beard Miller Company LLC
67
   
EX – 31.1
Certification of Chief Executive Officer
68
   
EX – 31.2
Certification of Chief Financial Officer
69
   
EX – 32
Certification Pursuant to 18 U.S.C. 1350 and Section 906 of Sarbanes-Oxley Act of 2002
70

 
PART I

Item 1.  BUSINESS.

General

Embassy Bancorp, Inc. (the “Company”) is a Pennsylvania corporation organized in 2008 and registered as a bank holding company pursuant to section 3(a)(1) of the Bank Holding Company Act  of 1956, as amended (the “BHC Act”) and section 225.15 of Regulation Y.  The Company was formed for purposes of acquiring Embassy Bank For The Lehigh Valley (the "Bank") in connection with the reorganization of the Bank into a bank holding company structure, which reorganization was consummated on November 11, 2008.  Accordingly, the Company owns all of the capital stock of the Bank, giving the organization more flexibility in meeting its capital needs as the Company continues to grow.  As such, the consolidated financial statements contained herein include the accounts of the Company and the Bank.

The Bank was originally incorporated as a Pennsylvania bank on May 11, 2001 and opened its doors on November 6, 2001.  It was formed by a group of local business persons and professionals with significant prior experience in community banking in the Lehigh Valley area of Pennsylvania, the Bank’s primary market area.

Mission

The Company provides a traditional range of financial products and services to meet the depository and credit needs of individual consumers, small and medium sized businesses and professionals in its market area.  As a locally owned and operated community bank, there is a strong focus on service that is highly personalized, efficient and responsive to local needs. It is the intention of the Company to deliver its products and services with the care and professionalism expected of a community bank and with a special dedication to personalized service. To create this environment, the Company employs a well-trained, highly motivated staff, all with previous banking experience, and interested in building quality client relationships using state-of-the-art delivery systems and client service facilities. The Company’s senior management has extensive banking experience.  The Company’s goal is to serve the financial needs of its clients and provide a profitable return to its investors, consistent with safe and sound banking practices.
 
The Company focuses on establishing and retaining customer relationships by offering a broad range of financial services, competitively-priced and delivered in a responsive manner.  Correspondent relationships are utilized where it is cost beneficial. The specific objectives of the Company are: 1) to provide individuals, professionals and local businesses with the highest standard of relationship banking in the local market; 2) to attract deposits and loans by offering state of the art products and services with competitive pricing; 3) to provide a reasonable return to shareholders on capital invested; and 4) to attract, train and retain a happy, motivated and team oriented group of banking professionals dedicated to meeting the Company’s objectives.

Market “Niche”

The Company provides the traditional array of commercial banking products and services emphasizing one-on-one delivery to consumers and businesses located in Lehigh and Northampton Counties in Pennsylvania.  In the Company’s primary market area, which is dominated by offices of large statewide, regional and interstate banking institutions, banking services that are furnished in a friendly and courteous manner with a timely response to customer needs fill a “niche” that arises due to the loss of local institutions through merger and acquisitions.

Deposits

The Company offers the latest in small business cash management services to help local companies better manage their cash flow, in order for the Company to attract and retain stable deposit relationships.  The expertise and experience of the Company’s management coupled with the latest technology accessed through third party providers enables the Company to maximize the growth of business-related deposits.

 
As for consumers, deposit growth is driven by a variety of factors including, but not limited to, population growth, bank and non-bank competition, increase in household income, interest rates, accessibility of location and the sales efforts of Company personnel.  Time deposits can be attracted and/or increased by paying an interest rate higher than that offered by competitors, but they are the most costly type of deposit.  The most profitable type of deposits are non-interest bearing demand (checking) accounts which can be attracted by offering free checking.  However, both high interest rates and free checking accounts generate certain expenses for a bank and the desire to increase deposits must be balanced with the need to be profitable.  The deposit services of the Company are generally comprised of demand deposits, savings deposits, money market deposits, time deposits and Individual Retirement Accounts.

Loans

The loan portfolio of the Company consists primarily of variable-rate and fixed-rate loans, with a significant concentration in commercial-purpose transactions and consumer home equity loans.  While most credit facilities are appropriately collateralized, major emphasis is placed upon the financial condition of the borrower and evaluating the borrower’s cash flow versus debt service requirements.  The familiarity of the Company’s management team and members of the Company’s Loan Committee with prospective local borrowers enables the Company to better evaluate the character, integrity and creditworthiness of the prospective borrowers.

Loan growth is driven by customer demand, which in turn is influenced by individual and business indebtedness and consumer demand for goods.  A performing loan is a loan which is being repaid according to its original terms and is the most desirable type of loan that a bank seeks to make.  Again, a balancing act is required for the Company inasmuch as loaning money will always entail some risk. Without loaning money, however, a bank cannot generate enough earnings to be profitable.  The risk involved in each loan must, therefore, be carefully evaluated before the loan is made.  The interest rate at which the loan is made should always reflect the risk factors involved, including the term of the loan, the value of collateral, if any, the reliability of the projected source of repayment and the amount of the loan requested.  Credit quality will always be the Company’s most important factor.

The Company has not been involved in any “sub-prime” mortgage lending and has not purchased or invested in any securities backed by or which include sub-prime loans.

Small Business Loans

The Company is generally targeting businesses with annual revenues of less than $20 million.  These customers tend to be ignored by the larger institutions and have felt the most negative effects of the recent bank consolidations.  The Company offers responsiveness, flexibility and local decision making for loan applications of small business owners thereby eliminating delays caused by non-local management.  The Company participates in programs offered through Local, State and Federal programs and may participate in Small Business Administration (SBA) programs.


Consumer Lending

The Company offers its retail customer base a product line of consumer loan services including secured and unsecured personal loans, home equity loans, lines of credit and auto loans.

Residential Mortgage Loans

The Company offers a range of specialty home equity mortgage products at competitive rates.  The Company seeks to capitalize on its policy of closing loans in a time frame that will meet the needs of its borrowers.  The Company’s loan officers call upon accountants, financial planners, attorneys and others to generate loan applications.

Commercial Mortgage/Construction Loans

The Company originates various types of loans secured by real estate, including, to a limited extent, construction loans. The Company’s loan officers call upon accountants, financial planners, attorneys and others to generate loan applications. The loan officers endeavor to work closely with real estate developers, individual builders and attorneys to offer construction loan services to the residential real estate market as well as to owners of owner-occupied commercial and investment properties.  Construction loans are priced at floating rates geared to current market rates. Upon completion of construction, these loans may be converted into permanent commercial and residential loans. Construction lending is expected to constitute a minor portion of the Company’s loan portfolio.


In some cases, the Company originates loans larger than its lending limit and enters into participation arrangements for those loans with other banks.

As an independent community bank, the Company serves the special needs of legal, medical, accounting, financial service providers and other professionals.  Lines of credit, term loans and demand loans are tailored to meet the needs of the Company’s customers in the professional community.  In addition to the usual criteria for pricing credit-related products, the Company takes into consideration the overall customer relationship to establish credit pricing.  Deposit relationships in demand, savings, money market, and certificate accounts are considered in loan pricing along with the credit worthiness of the borrower.

Other Services

To further attract and retain customer relationships, the Company provides or will provide the standard array of financial services expected of a community bank, which include the following:

Treasurer Checks
Payroll Tax Deposits
Certified Checks
Safe Deposit Boxes
Gift Checks
Night Depository
Wire Transfers
Bond Coupon Redemptions
Savings Bonds Sales & Redemptions
Bank by Mail
Credit/Debit Card, Merchant Processing
Automated Teller Machine
Direct Deposit/ACH
On-Line Banking and Bill Pay
Cash Management Services
Commercial Credit Cards
Escrow Management Services
 

Fee Income

Fee Income is non-interest related.  The Company earns fee income by charging customers for banking services, merchant processing, treasurer’s checks, overdrafts, wire transfers, bond coupon redemptions, check orders as well as other deposit and loan related fees.

Community Reinvestment Act

The Community Reinvestment Act of 1977 (“CRA”) is designed to create a system for bank regulatory agencies to evaluate a depository institution’s record in meeting the credit needs of its community.  The Company had its last CRA compliance examination in 2003 and received a “satisfactory” rating.

The Company’s Directors and Officers are committed to reaching out to the community in which they live and work. The personal, business and community rewards for helping local residents and businesses are numerous. The Board is dedicated to recognizing an ongoing commitment and understanding of the Company’s responsibility under the Community Reinvestment Act.  The Company is committed to providing access to credit and deposit products for all members of the communities that it serves.

Service Area

The Company draws its primary deposits and business from areas immediately surrounding its principal office in Hanover Township, Pennsylvania and its branch offices in South Whitehall Township, Lower Macungie Township and the City of Bethlehem, Pennsylvania, as well as the remainder of Lehigh and Northampton Counties in Pennsylvania.


Bank Premises

The Company leases 7,747 square feet of space on the ground floor of a commercial office building located at 100 Gateway Drive, Hanover Township, Pennsylvania.  This location is on Route 512, approximately one block North of Route 22, adjacent to the existing Best Western/Hampton Inn Complex. The Company has improved the interior of the leased premises for its use including the construction of a vault, teller cabinets, drive-in window unit, an automated teller machine, night depository, executive offices, lobby, exterior signing and the like. The initial term of the lease is for ten (10) years at a monthly base rent of $13,045 for the initial three (3) years and increasing by 3% each year thereafter.  The Company has an option to renew this lease for five additional five-year (5) periods.

In November 2002, an investment group comprised of certain members of the Board of Directors of the Company and its executive officers agreed to purchase the office building in which the Company’s offices are located.   The former owner of the building is unrelated to the Company or any of the members of the investment group.  The building was purchased subject to all outstanding leases, including the Company’s lease described above.  The lease terms for the Company’s lease were negotiated at arms length with the former owner in 2001.

By lease amendment dated January 1, 2005, the Company leased 4,349 square feet of additional space on the second floor of the building for the remaining term of the existing lease at a monthly base rent of $6,523.50 or $18.00 per square foot per year, subject to a tenant improvement allowance of $44,512.50.

In April, 2004, the Company occupied a new branch office on Tilghman Street, Allentown, Pennsylvania, which constituted its second location.  This office occupies approximately 3,584 square feet of space at a beginning base monthly rent of $6,421.33 per month or $21.50 per square foot per year.  This branch office includes a vault, teller cabinets, drive-in window, loan offices and all other fixtures and improvements necessary for branch operations.

In July 2005, the Company entered into a ground lease agreement for a branch location on Cedar Crest Boulevard in Allentown. The ground lease commenced in 2007.  A building is currently under construction on the site and is expected to be completed by the third quarter of 2009.  Subsequent to December 31, 2008, the Company committed to a lease agreement for this fifth branch which will terminate the ground lease agreement.  The new lease qualifies as an operating lease in accordance with FASB Statement No. 13 “Accounting for Leases.”

In October 2005, the Company entered into a lease for a branch office on Hamilton Boulevard in Trexlertown. This office occupies approximately 4,000 square feet of space at a beginning base rent of $8,333.33 per month or $25.00 per square foot per year.  The lease commenced in January 2007 and the branch opened in April 2007.

On March 17, 2006, the Company entered into a lease for a branch office at West Broad St. in Bethlehem, a property owned and to be leased from a director of the Company.  The Company leases approximately 2,918 square feet of space at a beginning base rent of $3,750 per month or $15.42 per square foot per year.   The Company believes the lease terms are comparable to those which would be entered into with an unrelated party. The lease commenced and the branch opened in September 2006.

In June 2008, the Company entered into a commercial lease agreement for a potential branch location on Route 378 in Lower Saucon Township, which is expected to open in 2009.  The new lease qualifies as an operating lease in accordance with FASB Statement No. 13 “Accounting for Leases.”
 
Subsequent to December 31, 2008, the Company entered into a land lease agreement for a branch location on Corriere Road and Route 248 in Lower Nazareth Township.  The agreement is contingent upon completing proper due diligence of the site, including title, survey, and environmental matters, planning and zoning approvals, and proper banking regulatory approvals.
 
 
The Company pays certain additional expenses of occupying these spaces including, but not necessarily limited to, real estate taxes, insurance, utilities and repairs.  The Company is obligated under the leases to maintain the premises in good order, condition and repair.
 
Employees

As of December 31, 2008, the Company had a total of 53 employees of which 48 were full-time employees.

Competition

The banking business is highly competitive.  The Company competes with local banks as well as numerous regionally based commercial banks, all of which have assets, capital and lending limits larger than those of the Company.  The Company competes with savings banks, savings and loan associations, money market funds, insurance companies, stock brokerage firms, regulated small loan companies, credit unions and with the issuers of commercial paper and other securities.

Among the advantages many of the Company’s competitors have over the Company are larger asset and capital bases, the ability to finance wide-ranging advertising campaigns and to allocate their investment assets to regions of highest yield and demand.  Many competitors offer certain services such as trust services and international banking that will not be offered directly by the Company and, by virtue of their greater capital, most competitors will have substantially higher lending limits than those of the Company.

Segments

The Company acts as an independent community financial services provider and offers traditional banking and related financial services to individual, business and government customers.  The Company offers a full array of commercial and retail financial services, including the taking of time, savings and demand deposits; the making of commercial, consumer and home equity loans; and the providing of other financial services.

Management does not separately allocate expenses, including the cost of funding loan demand, between commercial and retail operations of the Company.  As such, discrete financial information is not available and segment reporting would not be meaningful.

Seasonality

Management does not feel that the deposits or the business of the Company are seasonal in nature.  Deposit and loan generation may, however, vary with local and national economic and market conditions but should not have a material effect on planning and policy making.

Supervision and Regulation

The Bank is a state-chartered bank organized under Pennsylvania law.  Its banking operations are subject to   regulation, supervision and examination by the Federal Deposit Insurance Corporation (“FDIC”) and the Pennsylvania Department of Banking.  The Bank is not a member of the Federal Reserve System.

The Company is subject to the provisions of the Bank Holding Company Act of 1956, as amended, and is registered pursuant to its provisions.  The Company is subject to the reporting requirements of the Federal Deposit Insurance Corporation (the “FDIC”); and the Company, together with its subsidiary, is subject to examination by the FDIC.  The Federal Deposit Insurance Act limits the amount of credit that a member bank may extend to its affiliates, and the amount of its funds that it may invest in or lend on the collateral of the securities of its affiliates.

The Company elected to become a Bank Holding Company in 2008 as provided under Title I of the Gramm-Leach-Bliley Act (the “Act”).  The Act provides a regulatory framework for regulation through the bank holding company, which has the Board of Governors of the Federal Reserve System as its umbrella regulator.  The Gramm-Leach-Bliley Act requires “satisfactory” or higher Community Reinvestment Act compliance for insured depository institutions and their bank holding companies in order for them to engage in new financial activities.  The Act provides a federal right to privacy of non-public personal information of individual customers.


The Company is subject to the Sarbanes-Oxley Act of 2002 (“SOX”).  SOX was enacted to address corporate and accounting fraud.  SOX adopts new standards of corporate governance and imposes additional requirements on the board of directors and management of public companies.  SOX law also requires that the chief executive officer and chief financial officer certify the accuracy of periodic reports filed with the Securities and Exchange Commission (“SEC”).  Pursuant to Section 404 of SOX (“SOX 404”), the Company is required to furnish a report by its management on internal controls over financial reporting, identify any material weaknesses in its internal controls over financial reporting and assert that such internal controls are effective.  The Company implemented and completed an exhaustive process to achieve compliance with SOX 404 during 2007 and has continued to be in compliance during 2008.  The Company must maintain effective internal controls which require an on-going commitment by management and the Company’s Audit Committee.  The process has and will continue to require substantial resources in both financial costs and human capital.

The Bank is a member of the Deposit Insurance Fund (the “DIF”), which is administered by the FDIC. Deposit accounts at the Bank are insured by the FDIC, generally up to a maximum of $100,000 for each separately insured depositor and up to a maximum of $250,000 for self-directed retirement accounts. However, the FDIC increased the deposit insurance available on all deposit accounts to $250,000, effective until December 31, 2009.
 
The FDIC imposes an assessment against all depository institutions for deposit insurance. This assessment is based on the risk category of the institution and, prior to 2009, ranged from 5 to 43 basis points of the institution’s deposits. On October 7, 2008, as a result of decreases in the reserve ratio of the DIF, the FDIC issued a proposed rule establishing a Restoration Plan for the DIF. The rulemaking proposed that, effective January 1, 2009, assessment rates would increase uniformly by 7 basis points for the first quarter 2009 assessment period. The rulemaking proposed to alter the way in which the FDIC’s risk-based assessment system differentiates for risk and set new deposit insurance assessment rates, effective April 1, 2009. Under the proposed rule, the FDIC would first establish an institution’s initial base assessment rate. This initial base assessment rate would range, depending on the risk category of the institution, from 10 to 45 basis points. The FDIC would then adjust the initial base assessment (higher or lower) to obtain the total base assessment rate. The adjustment to the initial base assessment rate would be based upon an institution’s levels of unsecured debt, secured liabilities, and brokered deposits. The total base assessment rate would range from 7 to 77.5 basis points of the institution’s deposits. On February 27, 2009, the FDIC published a final rule raising the current deposit insurance assessment rates uniformly for all institutions by seven basis points (to a range from 12 to 45 basis points) for the second quarter of 2009. This action also changed the way that the FDIC’s assessment system differentiates for risk and extended the time frame to restore the DIF from 5 years to 7 years and imposes a special assessment on insured institutions of 20 basis points, payable September 30, 2009. The ruling also allows the FDIC to impose an emergency assessment of 10 basis points after June 30, 2009 if necessary to maintain public confidence in federal deposit insurance.
 
Insurance of deposits may be terminated by the FDIC upon a finding that an institution has engaged in unsafe or unsound practices, is in an unsafe or unsound condition to continue operations or has violated any applicable law, regulation, rule, order or condition imposed by the FDIC. The Company currently does not know of any practice, condition or violation that might lead to termination of the Company’s deposit insurance.
 
In addition to the FDIC assessments, the Financing Corporation (“FICO”) is authorized to impose and collect, with the approval of the Federal Deposit Insurance Corporation, assessments for anticipated payments, issuance costs and custodial fees on bonds issued by the FICO in the 1980’s to recapitalize the former Federal Savings and Loan Insurance Corporation. The bonds issued by the FICO are due to mature in 2017 through 2019. For the quarter ended December 31, 2008, the annualized FICO assessment was equal to 1.10 basis points for each $100 in domestic deposits maintained at an institution.


Impact of Monetary Policies

The profitability of the banking business depends in large part on interest rate differentials.  In general, the difference between the interest rate paid by the Company on its deposits and its other borrowings, and the interest rate received by the Company on loans extended to its customers and securities held in the Company’s portfolio, comprises the major portion of the Company’s earnings.  In addition, the Company generates revenues by assessing fees on its services; to the extent the competitive market will allow such fees.

The Bank is a member of the Federal Home Loan Bank System (“FHLBanks”), which consists of 12 regional Federal Home Loan Banks, and is subject to supervision and regulation by the Federal Housing Finance Board.  The FHLBanks provide a central credit facility primarily for member institutions.  The Bank, as a member of the Federal Home Loan Bank of Pittsburgh (“FHLB”), is required to acquire and hold shares of capital stock in the FHLB in an amount equal to: 1) not less than 4.5% and not more than 6.0% of its outstanding FHLB loans and 2) at least a certain percentage of its unused borrowing capacity, not to exceed 1.5%.

The banking industry in the United States, which primarily is comprised of commercial banks, mutual and capital stock savings and loan associations, mutual and capital stock savings banks, credit unions, and bank and savings and loan holding companies, is part of the broader financial services industry.  This industry also includes insurance companies, mutual funds, and the brokerage industry.  In recent years, intense market demands and economic pressures have eroded once clearly defined industry classifications and have forced banking institutions to diversify their services, increase returns on deposits and become more cost effective as a result of competition with one another and with new types of financial services companies, including non-bank competitors.

The present bank regulatory scheme has and continues to undergo significant change, both as it affects the banking industry and as it affects competition between banks and non-bank financial institutions.  There have been significant regulatory, statutory and case law changes in the bank merger and acquisition area, in the products and services banks can offer, and in the non-banking activities in which bank holding companies can engage.  Banks are now actively competing with non-bank financial institutions such as money market funds and investment bankers.  It is not possible to assess what impact these regulatory changes will have on the Company.

The earnings and growth of the Company and of the banking industry as a whole will be affected not only by general domestic and foreign economic conditions, but also by the monetary and fiscal policies of the United States and its agencies, particularly the Federal Reserve Board.  The Federal Reserve Board affects the national economy by its open market operations in United States government securities, limitations upon savings and time deposit interest rates, and adjustments to the discount and reserve retention rates applicable to borrowings by banks which are members of the Federal Reserve System.  These actions of the Federal Reserve Board influence the growth of bank loans, investments, and deposits and affect interest rates charged on loans and paid on deposits.  The nature and impact of any future changes in monetary policies cannot be predicted but may, in any event, have a material effect on the Company.

Item 1A.  RISK FACTORS.

Not applicable.

Item 1B. UNRESOLVED STAFF COMMENTS.

Not applicable.

Item 2.   PROPERTIES.

Embassy Bancorp, Inc. and its subsidiary occupy four full-service banking offices in the Lehigh Valley:
 
·
Hanover Township, Northampton County (administrative offices)
 
·
City of Bethlehem, Lehigh County

 
 
·
South Whitehall Township, Lehigh County
 
·
Lower Macungie Township, Lehigh County

The administrative and operations offices of the Company and its subsidiary are located at its 100 Gateway Drive, Bethlehem, Hanover Township location.  The following departments are located at that office:
 
·
Executive offices;
 
·
Commercial and consumer lending operations;
 
·
Marketing;
 
·
Human resources;
 
·
Deposit accounting;
 
·
Data processing;
 
·
And corporate accounting.

Reference is made to “Bank Premises” in Item 1 above for more information relating to the locations and the leases associated with each of the Company’s offices.

Item 3.   LEGAL PROCEEDINGS.

The Company and the Bank are an occasional party to legal actions arising in the ordinary course of its business.  In the opinion of management, the Company has adequate legal defenses and/or insurance coverage respecting any and each of these actions and does not believe that they will materially affect the Company’s operations or financial position.
 
Item 4.   SUBMISSION OF MATTERS TO A VOTE OF SECURITIES HOLDERS.

Not applicable.

 
PART II

MARKET FOR REGISTRANT’S COMMON EQUITY, RELATED STOCKHOLDER MATTERS  AND ISSUER PURCHASES OF EQUITY SECURITIES.

(a)
Market Information.  There is no public trading market for the Company’s securities.

(b)
As of March 26, 2009, there are approximately 1,557 owners of record of the Common Stock.

(c)
The Company has paid no cash dividends on its Common Stock and does not anticipate the payment of cash dividends in the foreseeable future.  As a general matter, cash available for dividend distribution to shareholders of the Company must initially come from dividends paid to the Company by the Bank.  As a result, legal restrictions on the payment of dividends by the Bank affects the ability of the Company to pay dividends.  The Pennsylvania Banking Code of 1965, as amended, provides that cash dividends may be paid from accumulated net earnings (retained earnings) as long as minimum capital requirements are met.  The Bank does not currently have retained earnings.
 
Additionally, the Federal Reserve has indicated that a “small bank holding company” such as the Company, is not expected to pay corporate dividends until such time as its debt to equity ratio is 1:1 or less and its bank subsidiaries are otherwise well-managed, well-capitalized, and not under any supervisory order.  The Company’s debt to equity ratio currently exceeds the aforementioned 1:1 ratio.

(d)
The following table sets forth information as of December 31, 2008 concerning compensation plans or arrangements under which the Common Stock of the Company is authorized for issuance:

   
Number of Shares to be issued upon exercise of out- standing options
   
Weighted average exercise price of outstanding options
   
Number of Shares remaining available for future issuance
 
                   
Equity Compensation Plans and Individual Employment Agreements*
    909,674     $ 3.79       403,892  

*The Company’s 2001 Stock Option Plan has been approved by its shareholders.  There are no other equity compensation plans other than individual stock option commitments contained in the employment agreements of the Company’s Chief Executive and Chief Operating Officers. These agreements provide for a minimum annual award of options to purchase that number of shares determined by dividing 30% of the individual’s salary by the current market value of the Common Stock on the date the options are granted.  Pursuant to those employment agreements, certain options under the 2001 Stock Option Plan have been issued and may be issued in the future. Reference is made to Note 12 of the Notes to Financial Statements for a description of the 2001 Stock Option Plan.

(e)
Sales of Securities.
On November 11, 2008, the Company consummated its acquisition of Embassy Bank For The Lehigh Valley pursuant to a Plan of Merger and Reorganization dated April 18, 2008, pursuant to which the Bank was reorgnized into a bank holding company structure.  At the effective time of the reorganization, each share of common stock of Embassy Bank For The Lehigh Valley issued and outstanding was automatically converted into one share of Company common stock.  The issuance of Company common stock in connection with the reorganization was exempt from registration pursuant to Section 3(a)(12) of the Securities Act of 1933, as amended.
 
(f)
Repurchase of Equity Securities.

On December 17, 2008 the Company purchased 353 shares of its common stock at $9.73 per share from an individual shareholder.

Item 6. 
 SELECTED FINANCIAL DATA.

Not applicable.

 
MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS OF EMBASSY BANCORP, INC.

This discussion and analysis provides an overview of the consolidated financial condition and results of operations of the Company for the years ended December 31, 2008 and 2007.  This discussion should be read in conjunction with the consolidated financial statements and notes to consolidated financial statements appearing elsewhere in this report.

Forward-looking Statements

This discussion contains forward-looking statements within the meaning of the Securities Exchange Act of 1934, as amended, including statements of goals, intentions, and expectations as to future trends, plans, events or results of Bank operations and policies and regarding general economic conditions.  These statements are based upon current and anticipated economic conditions, nationally and in the Company’s market, interest rates and interest rate policy, competitive factors and other conditions that, by their nature, are not susceptible to accurate forecast, and are subject to significant uncertainty.

Such forward-looking statements can be identified by the use of forward-looking terminology such as “believes”, “expects”, “may”, “intends”, “will”, “should”, “anticipates”, or the negative of any of the foregoing or other variations thereon or comparable terminology, or by discussion of strategy.

No assurance can be given that the future results covered by forward-looking statements will be achieved.  Such statements are subject to risks, uncertainties, and other factors that could cause actual results to differ materially from future results expressed or implied by such forward-looking statements.  Important factors that could impact the Company’s operating results include, but are not limited to, (i) the effects of changing economic conditions in the Company’s market areas and nationally, (ii) credit risks of commercial, real estate, consumer and other lending activities, (iii) significant changes in interest rates, (iv) changes in federal and state banking laws and regulations which could impact the Company’s operations, and (iv) other external developments which could materially affect the Company’s business and operations.

Critical Accounting Policies

Note 1 to the Company’s financial statements lists significant accounting policies used in the development and presentation of its financial statements.  This discussion and analysis, the significant accounting policies, and other financial statement disclosures identify and address key variables and other qualitative and quantitative factors that are necessary for an understanding and evaluation of the Company and its results of operations.

The financial statements are prepared in accordance with accounting principles generally accepted in the United States of America, which require the Company to make estimates and assumptions. The Company believes that its determination of the allowance for loan losses involves a higher degree of judgment and complexity than the Company’s other significant accounting policies.  Further, these estimates can be materially impacted by changes in market conditions or the actual or perceived financial condition of the Company’s borrowers, subjecting the Company to significant volatility of earnings.

The allowance for loan losses is established through the provision for loan losses, which is a charge against earnings. Provision for loan losses is made to reserve for estimated probable losses on loans.  The allowance for loan losses is a significant estimate and is regularly evaluated by the Company for adequacy by taking into consideration factors such as changes in the nature and volume of the loan portfolio, trends in actual and forecasted credit quality, including delinquency, charge-off and bankruptcy rates, and current economic conditions that may affect a borrower’s ability to pay.  The use of different estimates of assumptions could produce different provision for loan losses.  For additional discussion concerning the Company’s allowance for loan losses and related matters, see “Provision for Loan Losses” and “Allowance for Loan Losses.”


Deferred taxes are provided on the liability method whereby deferred tax assets are recognized for deductible temporary differences and deferred tax liabilities are recognized for taxable temporary differences.  Temporary differences are the differences between the reported amounts of assets and liabilities and net operating loss carryforwards and their tax basis.  Deferred tax assets are reduced by a valuations allowance when, in the opinion of management, it is more likely than not that some portion of the deferred tax assets will not be realized.  Based upon the level of historical taxable income and projections for future taxable income over periods in which the deferred tax assets are deductible, management believes it is more likely than not that the Company will realize the benefits of these deductible differences.

Effective January 1, 2006, the Company adopted the fair value recognition provisions of FASB Statement No. 123(R), Share Based Payment.  Statement No. 123(R) requires compensation costs related to share-based payment transactions to be recognized in the financial statements over the period that an employee provides service in exchange for the award.  Statement No. 123(R) requires that companies that utilized the minimum value method under Statement No. 123 adopt the new fair value accounting prospectively for new or modified grants on or after January 1, 2006.  Prospective adoption means that awards granted in earlier fiscal years continue to be accounted for using the existing accounting, typically APB Opinion No. 25.  For the years ended December 31, 2008 and 2007, there were no stock options granted.

GENERAL

Embassy Bancorp, Inc. (the “Company”) is a Pennsylvania corporation organized in 2008 and registered as a bank holding company pursuant to section 3(a)(1) of the Bank Holding Company Act  of 1956, as amended (the “BHC Act”) and section 225.15 of Regulation Y.  The Company was formed for purposes of acquiring Embassy Bank For The Lehigh Valley in connection with the reorganization of the Bank into a bank holding company structure, which reorganization was consummated on November 11, 2008.  Accordingly, the Company owns all of the capital stock of the Bank, giving the organization more flexibility in meeting its capital needs as the Company continues to grow.  As such, the consolidated financial statements contained herein include the accounts of the Company and the Bank.

The Bank was originally incorporated as a Pennsylvania bank on May 11, 2001 and opened its doors on November 6, 2001.  It was formed by a group of local business persons and professionals with significant prior experience in community banking in the Lehigh Valley area of Pennsylvania, the Bank’s primary market area.

OVERVIEW

The Company’s assets grew $57.1 million from $334.0 million at December 31, 2007 to $391.1 million at December 31, 2008.  The Company’s deposits grew $41.0 million from $266.6 million at December 31, 2007 to $307.6 million at December 31, 2008.  During the same period, loans receivable, net of the allowance for loan losses, increased $42.3 million to $316.6 million at December 31, 2008 from $274.3 million at December 31, 2007.  The market is very competitive and the Company is committed to maintaining a high quality portfolio that returns a reasonable market rate.  The Company expects increased lending activity, as the Company expands its presence in the market and becomes more widely known.  The lending staff has been active in contacting new prospects and promoting the Company’s name in the community.  Management believes that this will translate into continued growth of a portfolio of quality loans, although there can be no assurance of this.

The Company reported net income of $1,186,000 for the year ended December 31, 2008 as compared to net income of $1,530,000 for the year ended December 31, 2007.  For year ended December 31, 2007, $1,241,000 of the net income was due to the income tax benefit of the net change in the valuation allowance on deferred taxes.

RESULTS OF OPERATIONS

Net Interest Income and Net Interest Margin

Net interest income is the difference between income on assets and the cost of funds supporting those assets.  Earning assets are composed primarily of loans and investments; interest-bearing deposits and borrowings make up the cost of funds.  Non-interest bearing deposits and capital are other components representing funding sources.  Changes in the volume and mix of assets and funding sources, along with the changes in yields earned and rates paid, determine changes in net interest income.

 
2008 Compared to 2007

Total interest income for the year ended December 31, 2008 was $20,664,000 compared to $18,809,000 for the year ended December 31, 2007.  Total interest expense for the year ended December 31, 2008 was $11,060,000 compared to $11,763,000 for the year ended December 31, 2007.  The increase in interest income is due to growth in loan balances as well as investment securities.  The decrease in interest expense is due to the lower interest rate environment.  Net interest income increased to $9,604,000 for the year ended December 31, 2008 compared to $7,046,000 for the year ended December 31, 2007.

Generally, changes in net interest income are measured by net interest rate spread and net interest margin.  Interest spread is the mathematical difference between the average interest earned on earning assets and interest paid on interest bearing liabilities.  Interest margin represents the net interest yield on earning assets and is derived by dividing net interest income by average earning assets.  In a mature financial institution the interest margin gives a reader better indicators of asset earning results when compared to peer groups or industry standards.

The Company’s net interest margin for the year ended December 31, 2008 was 2.73% compared to 2.32% for the year ended December 31, 2007.  The increase in the margin is due primarily to the increase in loan balances as well as current market conditions which have significantly reduced deposit account rates and had a lesser impact on loan rates.  During this difficult market environment, the Company continued to grow and attract deposits and loans at competitive rates.

The following table includes the average balances, interest income and expense and the average rates earned and paid for assets and liabilities for the periods presented.  All average balances are daily average balances.


Average Balances, Rates and Interest Income and Expense
   
Year Ended December 31, 2008
   
Year Ended December 31, 2007
   
Year Ended December 31, 2006
 
 
 
Average
Balance
   
Interest
   
Yield
   
Average
Balance
   
Interest
   
Yield
   
Average
Balance
   
Interest
   
Yield
 
   
(Dollars In Thousands)
 
ASSETS
                                                     
Total loans
  $ 300,162     $ 18,272       6.09 %   $ 253,573     $ 16,350       6.45 %   $ 206,595     $ 12,824       6.21 %
Investment securities
    48,763       2,346       4.81 %     47,514       2,305       4.85 %     43,300       1,958       4.52 %
Federal funds sold
    1,807       29       1.60 %     2,905       149       5.13 %     2,316       119       5.14 %
Time deposits
    311       12       3.86 %     -       -       -       -       -       -  
Interest bearing deposits with banks
    502       5       1.00 %     105       5       4.76 %     114       5       4.39 %
                                                                         
TOTAL INTEREST EARNING ASSETS
    351,545       20,664       5.88 %     304,097       18,809       6.19 %     252,325       14,906       5.91 %
                                                                         
Less allowance for loan losses
    (2,706 )                     (2,489 )                     (2,061 )                
Other assets
    8,921                       7,719                       6,396                  
                                                                         
TOTAL ASSETS
  $ 357,760                     $ 309,327                     $ 256,660                  
                                                                         
LIABILITIES AND STOCKHOLDERS' EQUITY
                                                                       
Interest bearing demand deposits, NOW and money market
  $ 36,299     $ 712       1.96 %   $ 55,596     $ 1,707       3.07 %   $ 58,924     $ 1,815       3.08 %
Savings
    73,833       2,229       3.02 %     18,146       639       3.52 %     4,536       48       1.06 %
Certificates of deposit
    152,557       6,374       4.18 %     161,550       8,029       4.97 %     137,707       6,101       4.43 %
Securities sold under agreements to repurchase and other borrowings
    47,807       1,745       3.65 %     30,454       1,388       4.56 %     16,370       754       4.61 %
                                                                         
TOTAL INTEREST BEARING LIABILITIES
    310,496       11,060       3.56 %     265,746       11,763       4.43 %     217,537       8,718       4.01 %
                                                                         
Non-interest bearing demand deposits
    15,102                       14,465                       15,207                  
Other liabilities
    3,720                       3,653                       2,491                  
Stockholders' equity
    28,442                       25,463                       21,425                  
                                                                         
TOTAL LIABILITIES AND
                                                                       
STOCKHOLDERS' EQUITY
  $ 357,760                     $ 309,327                     $ 256,660                  
                                                                         
Net interest income
          $ 9,604                     $ 7,046                     $ 6,188          
Net interest spread
                    2.32 %                     1.76 %                     1.90 %
Net interest margin
                    2.73 %                     2.32 %                     2.45 %
The table below demonstrates the relative impact on net interest income of changes in the volume of interest-earning assets and interest-bearing liabilities and changes in rates earned and paid by the Company on such assets and liabilities.
  
   
2008 vs. 2007
   
2007 vs. 2006
 
   
Increase (decrease) due to changes in:
   
Increase (decrease) due to changes in:
 
   
(In Thousands)
 
   
Volume
   
Rate
   
Total
   
Volume
   
Rate
   
Total
 
Interest-earning assets:
                                   
Total loans
  $ 3,004     $ (1,082 )   $ 1,922     $ 2,916     $ 610     $ 3,526  
Investment securities
    61       (20 )     41       191       155       346  
Federal funds sold
    (56 )     (64 )     (120 )     30       -       30  
Time Deposits
    -       12       12       -       -       -  
Interest bearing deposits with banks
    19       (19 )     -       -       -       -  
Total net change in income on interest-earning assets
 
  3,028       (1,173 )     1,855       3,137       765       3,902  
                                                 
Interest-bearing liabilities:
                                               
Interest bearing demand deposits, NOW and money market
    (592 )     (403 )     (995 )     (102 )     (5 )     (107 )
Savings
    1,961       (371 )     1,590       144       447       591  
Certificates of deposit
    (447 )     (1,208 )     (1,655 )     1,056       872       1,928  
Total deposits
    922       (1,982 )     (1,060 )     1,098       1,314       2,412  
Securities sold under agreements to repurchase and other borrowings
    791       (434 )     357       649       (16 )     633  
Total net change in expense on interest-bearing liabilities
    1,713       (2,416 )     (703 )     1,747       1,298       3,045  
Change in net interest income
  $ 1,315     $ 1,243     $ 2,558     $ 1,390     $ (533 )   $ 857  
  
Provision for Loan Losses

The provision for loan losses represents the expense recognized to fund the allowance for loan losses.  This amount is based on many factors that reflect management’s assessment of the risk in its loan portfolio.  Those factors include economic conditions and trends, the value and adequacy of collateral, volume and mix of the portfolio, performance of the portfolio, and internal loan processes of the Company.

For the year ended December 31, 2008, the provision for loan losses was $429,000 compared to $390,000 for the year ended December 31, 2007.  The allowance for loan losses as of December 31, 2008 was $2,932,000, which represents 0.92% of outstanding loans at December 31, 2008, which is comparable to the prior year-end of $2,503,000 representing 0.90% of outstanding loans.  Based principally on current economic conditions, perceived asset quality, loan-loss experience of comparable institutions in the Company’s market area, the allowance is believed to be adequate.  The increase in the percentage of allowance for loan losses to outstanding loans between December 31, 2007 and December 31, 2008 was primarily due to an increase in loan volume.

Non-interest Income

Non-interest income is derived from the Company’s operations and represents primarily service charge income and fees on deposit relationships.  Non-interest income also may include net gains and losses from the sale of available for sale securities.  Total non-interest income was $661,000 for the year ended December 31, 2008 compared to $460,000 for the year ended December 31, 2007.  This increase in non-interest income is due to increased service fees from the increase in the number of deposit accounts as well as an increase in merchant credit card processing services.  There were no sales of securities in 2008 and 2007.  As the account base grows and the Company matures and develops additional sources of fee income; non-interest income will be a contributor to the overall profitability of the Company.

 
Non-interest Expense

Non-interest expenses represent the normal operating expenses of the Company.  These expenses include salaries, employee benefits, occupancy, equipment, data processing, advertising and other expenses related to the overall operation of the Company.

Non-interest expenses for the year ended December 31, 2008 were $7,992,000, compared to $6,827,000 for the year ended December 31, 2007.  The largest component increase was in salaries and benefits, which increased $505,000 or 15% due primarily to staff additions, increases in annual salaries and employee insurance benefits.  At December 31, 2008, the Company had fifty-one full-time equivalent employees compared to forty-nine full-time equivalent employees at December 31, 2007.  Occupancy and equipment expense increased $108,000 or 9% due to the addition of the new branch expenses, additions, maintenance and repairs of computer equipment, and software expenses. Data processing costs increased $130,000 or 25% due to increased volume of accounts and enhanced network support services.  Advertising and marketing expense increased $54,000 or 12% due to product promotions and our image campaign within the community. Professional fees increased $50,000 or 19% due to increased costs and expansion of primarily third party auditing, regulatory and consulting services.  FDIC insurance expense was $159,000 for the year ended December 31, 2008 compared to $146,000 for the ended December 31, 2007. Credit card expense increased $158,000 or 76% due to increased volume.  Other expenses increased $147,000 or 18% due to the Company’s growth.

A breakdown of other non-interest expenses is included in the statements of income in the Consolidated Financial Statements.

Income Taxes
 
The provision for income taxes was $658 thousand at December 31, 2008 compared to no provision at December 31, 2007, due to the utilization of net operating loss carryforwards.  Due to recognition of its deferred taxes at December 31, 2007, the Company had an income tax benefit of $1,241,000 for the year ended December 31, 2007.  Based upon the level of historical taxable income and projections for future taxable income over periods in which the deferred taxes are deductible, management believes it is more likely than not that the Company will realize the benefits of these deductible differences.
 
FINANCIAL CONDITION

Securities

The Company’s securities portfolio is classified, in its entirety, as “available for sale.”  Management believes that a portfolio classification of available for sale allows complete flexibility in the investment portfolio.  Using this classification, the Company intends to hold these securities for an indefinite amount of time but not necessarily to maturity.  Such securities are carried at fair value with unrealized gains or losses reported as a separate component of stockholders’ equity.  The portfolio is structured to provide maximum return on investments while providing a consistent source of liquidity and meeting strict risk standards.  The Company holds no high-risk securities or derivatives as of December 31, 2008.

The Company’s securities portfolio was $54,251,000 at December 31, 2008, a $4,755,000 increase from securities of $49,496,000 at December 31, 2007. The Company’s securities have increased due to purchases in the amount of $11,237,000 offset by investment principal pay-downs and maturities.  The carrying value of the securities portfolio as of December 31, 2008 includes a net unrealized gain of $1,477,000 as compared to a net unrealized gain of $115,000 as of December 31, 2007, which is recorded to accumulated other comprehensive income in stockholders’ equity.  This increase in the unrealized gain is due to the changes in market interest rates from 2007 to 2008, and therefore no securities are deemed to be other than temporarily impaired.

 
The following table sets forth the composition of the securities portfolio at fair value as of December 31, 2008, 2007, 2006, 2005, and 2004.
 
   
2008
   
2007
   
2006
   
2005
   
2004
 
 
 
(In Thousands)
 
U.S. Treasury and agency obligations
  $ 11,697     $ 11,146     $ 10,767     $ 10,766     $ 2,008  
Mortgage-backed securities
    37,108       34,494       28,510       27,760       31,449  
Taxable municipal securities
    5,446       3,856       3,820       3,781       -  
Total Securities Available for Sale
  $ 54,251     $ 49,496     $ 43,097     $ 42,307     $ 33,457  
 
The following table presents the maturities and average weighted yields of the debt securities portfolio as of December 31, 2008.   Maturities of mortgage-backed securities are based on estimated life.  Yields are based on amortized cost.

Securities by Maturities
(Amortized Cost)

   
1 year or Less
   
1-5 Years
   
5-10 Years
   
Over 10 Years
   
Total
 
         
Average
         
Average
         
Average
         
Average
         
Average
 
   
Amount
   
Yield
   
Amount
   
Yield
   
Amount
   
Yield
   
Amount
   
Yield
   
Amount
   
Yield
 
 
 
(Dollars In Thousands)
 
                                                             
U.S. Government agency obligations
  $ -       -     $ 9,975       4.42 %   $ 992       4.70 %   $ -       -     $ 10,967       4.44 %
                                                                                 
Taxable Municipal securities
  $ -       -     $ 2,535       4.68 %   $ 2,950       5.21 %   $ -       -     $ 5,485       4.96 %
                                                                                 
Mortgage-backed securities
  $ 1,944       4.26 %   $ 24,610       4.76 %   $ 9,183       5.54 %   $ 585       4.92 %   $ 36,322       4.93 %
                                                                                 
Total Debt Securities
  $ 1,944       4.26 %   $ 37,120       4.66 %   $ 13,125       5.40 %   $ 585       4.92 %   $ 52,774       4.83 %
Loans

The following table sets forth information on the composition of the loan portfolio by type at December 31, 2008, 2007, 2006, 2005, and 2004.  All of the Company’s loans are to domestic borrowers.
 
   
December 31, 2008
   
December 31, 2007
   
December 31, 2006
 
         
Percentage of
         
Percentage of
         
Percentage of
 
   
Balance
   
total Loans
   
Balance
   
total Loans
   
Balance
   
total Loans
 
 
 
(Dollars In Thousands)
 
Commercial real estate
  $ 148,881       46.62 %   $ 125,021       45.21 %   $ 101,737       43.21 %
Commercial construction
    6,886       2.16 %     2,969       1.07 %     6,183       2.63 %
Commercial
    24,096       7.55 %     22,583       8.17 %     21,578       9.17 %
Home equity
    136,739       42.82 %     123,774       44.75 %     103,895       44.14 %
Consumer
    2,726       0.85 %     2,216       0.80 %     2,006       0.85 %
                                                 
Gross loans
    319,328       100.00 %     276,563       100.00 %     235,399       100.00 %
Unearned origination costs
    252               253               194          
                                                 
    $ 319,580             $ 276,816             $ 235,593          
                                                 
   
December 31, 2005
   
December 31, 2004
                 
           
Percentage of
           
Percentage of
                 
   
Balance
   
total Loans
   
Balance
   
total Loans
                 
 
   
(Dollars in Thousands)  
                 
Commercial real estate
  $ 77,854       43.46 %   $ 47,435       41.87 %                
Commercial construction
    2,626       1.47 %     1,079       0.95 %                
Commercial
    16,906       9.44 %     15,058       13.29 %                
Home equity
    80,726       45.07 %     48,292       42.63 %                
Consumer
    1,003       0.56 %     1,431       1.26 %                
                                                 
Gross loans
    179,115       100.00 %     113,295       100.00 %                
Unearned origination costs
    207               169                          
                                                 
    $ 179,322             $ 113,464                          
The following table shows the maturities of the commercial loan portfolio and the sensitivity of such loans to interest rate fluctuations at December 31, 2008.
 
   
One year or
Less
   
After One Year
Through Five Years
   
After Five
Years
   
Total
 
 
 
(In Thousands)
 
Commercial real estate
  $ 24,002     $ 84,019     $ 40,860     $ 148,881  
Commercial construction
    3,108       3,778       -       6,886  
Commercial
    10,282       11,469       2,345       24,096  
                                 
    $ 37,392     $ 99,266     $ 43,205     $ 179,863  
                                 
Fixed Rates
  $ 9,527     $ 90,375     $ 41,545     $ 141,447  
Variable Rates
    27,865       8,891       1,660       38,416  
                                 
    $ 37,392     $ 99,266     $ 43,205     $ 179,863  
 
Credit Risk and Loan Quality

In its lending activities, the Company seeks to develop sound credit relationships with customers who will grow with the Company.  There has not been an effort to rapidly build the portfolio and earnings at the sacrifice of asset quality.  The philosophy of seeking quality credits and building relationships while possibly forgoing income opportunities will continue.

The Company’s loan policy establishes tiered lending authorities to individual officers of the Company, the Loan Committee and the Board of Directors.  At December 31, 2008, the Company had two loans delinquent beyond ninety days for $818,000 to one borrower, as compared to no loans delinquent beyond ninety days at December 31, 2007, three loans delinquent, two to the same borrower for $206,000 at December 31, 2006, one loan delinquent for $102,000 at December 31, 2005 and no loans delinquent at December 31, 2004.  At December 31, 2008 and 2007, the Company had no loans on non-accrual status compared to two loans on non-accrual status for $205,000 at December 31, 2006 and no loans on non-accrual status at years ending 2005 and 2004.  At December 31, 2008, the Company had no loans charged off for the year compared to two loans totaling $313,000 charged off for the year ending 2007, and no loans charged off at years ending 2006, 2005, and 2004.  It is the Company’s policy to discontinue the accrual of interest when a loan is specifically determined to be impaired or when principal or interest is delinquent for 90 days or more. A loan may remain on accrual status if it is in the process of collection and is either guaranteed or well secured.  The Company has had no other real estate owned as acquired through foreclosure.

Allowance for Loan Losses

Based upon current economic conditions, the composition of the loan portfolio and loan loss experience of comparable institutions in the Company’s market areas, an allowance for loan losses has been provided at 0.92% of outstanding loans.  Based on its knowledge of the portfolio and current economic conditions, management believes that as of December 31, 2008, the allowance is adequate to absorb reasonably anticipated losses.  As of December 31, 2008, there were no loans where information known to management caused management to have serious doubts as to the ability of the borrower to comply with the current repayment terms.

 
The activity in the allowance for loan losses is shown in the following table as well as period end loans receivable and the allowance for loan losses as a percent of the total loan portfolio:
 
   
December 31,
 
   
2008
   
2007
   
2006
   
2005
   
2004
 
 
 
(In Thousands)
 
Loans receivable at end of year
  $ 319,580     $ 276,816     $ 235,593     $ 179,322     $ 113,464  
                                         
Allowance for loan losses:
                                       
Balance, beginning
  $ 2,503     $ 2,426     $ 1,782     $ 1,198     $ 805  
Provision for loan losses
    429       390       644       584       393  
Loans charged off
    -       (313 )     -       -       -  
Recoveries
    -       -       -       -       -  
Balance at end of year
  $ 2,932     $ 2,503     $ 2,426     $ 1,782     $ 1,198  
                                         
Allowance for loan losses to loans receivable at end of year
    0.92 %     0.90 %     1.03 %     0.99 %     1.06 %
 
The following table details the allocation of the allowance for loan losses to the various categories. While allocations have been established for particular loan categories, management considers the entire allowance to be available to absorb losses in any category.
 
Allocation of the Allowance for Loan Losses
                             
                                                             
   
December
   
% of Gross
   
December
   
% of Gross
   
December
   
% of Gross
   
December
   
% of Gross
   
December
   
% of Gross
 
   
2008
   
Loans
   
2007
   
Loans
   
2006
   
Loans
   
2005
   
Loans
   
2004
   
Loans
 
 
 
(In Thousands)
 
Commercial real estate
  $ 1,563       41.53 %   $ 1,257       40.29 %   $ 1,041       38.35 %   $ 713       43.46 %   $ 438       41.87 %
Commercial construction
    101       2.15 %     47       1.07 %     91       2.59 %     60       1.47 %     36       0.95 %
Commercial
    639       12.60 %     623       13.03 %     806       14.04 %     611       9.44 %     411       13.29 %
Home equity
    595       42.79 %     530       44.33 %     461       44.15 %     382       45.07 %     296       42.63 %
Consumer
    34       0.93 %     46       1.28 %     27       0.85 %     16       0.56 %     17       1.26 %
                                                                                 
Total Allowance for Loan Losses
  $ 2,932       100.00 %   $ 2,503       100.00 %   $ 2,426       100.00 %   $ 1,782       100.00 %   $ 1,198       100.00 %
 
Deposits

The Company, as growth continues, expects that the principal sources of its funds will be deposits, consisting of demand deposits, NOW accounts, money market accounts, savings accounts, and certificates of deposit from the local market areas surrounding the Company’s office. These accounts provide the Company with a source of fee income and a relatively stable source of funds.

Total deposits at December 31, 2008 were $307,570,000, an increase of $40,929,000, or 15.35%, over total deposits of $266,641,000 as of December 31, 2007.



The following table reflects the Company’s deposits by category for the periods indicated.  All deposits are domestic deposits.
  
   
December 31, 2008
   
December 31, 2007
   
December 31, 2006
 
 
 
(In Thousands)
 
Demand, non-interest bearing
  $ 16,194     $ 15,150     $ 15,855  
Demand and money market, interest bearing
    31,437       46,095       64,179  
Savings
    103,863       37,489       4,597  
Time, $100 and over
    65,344       59,421       57,805  
Time, other
    90,732       108,486       95,706  
                         
Total deposits
  $ 307,570     $ 266,641     $ 238,142  
   
The following table sets forth the average balance of the Company’s deposits and the average rates paid on those deposits for the years ended December 31, 2008, 2007, and 2006.
 
   
Years Ended December 31
 
   
2008
   
2007
   
2006
 
   
Average
   
Average
   
Average
   
Average
   
Average
   
Average
 
   
Amount
   
Rate
   
Amount
   
Rate
   
Amount
   
Rate
 
 
 
(In Thousands)
 
Demand and money market, interest bearing
  $ 36,299       1.96 %   $ 55,596       3.07 %   $ 58,924       3.08 %
Savings
    73,833       3.02 %     18,146       3.52 %     4,536       1.06 %
Certificates of deposit
    152,557       4.18 %     161,550       4.97 %     137,707       4.43 %
Total interest bearing deposits
    262,689       3.55 %     235,292       4.41 %     201,167       3.96 %
Non-interest bearing demand deposits
    15,102               14,465               15,207          
Total
  $ 277,791             $ 249,757             $ 216,374          
 
The following table displays the maturities and the amounts of the Company’s certificates of deposit of $100,000 or more as of December 31, 2008.
  
   
December 31, 2008
 
 
 
(In Thousands)
 
3 months or less
  $ 19,122  
Over 3 through 6 months
    16,352  
Over 6 through 12 months
    24,040  
Over 12 months
    5,830  
         
Total
  $ 65,344  
Liquidity

Liquidity is a measure of the Company’s ability to meet the demands required for the funding of loans and to meet depositors’ requirements for use of their funds.  The Company’s sources of liquidity are cash balances, due from banks, Federal funds sold and short-term securities.  There are other sources of liquidity that are available to the Company.


The Bank has borrowing capacity with the FHLB of Pittsburgh of approximately $193.9 million of which $21.8 million was outstanding at December 31, 2008, all of which are long term.  The Bank also has a line of credit with the FHLB of Pittsburgh and the Atlantic Central Bankers Bank of approximately $25.0 million and $6.0 million, respectively of which none was outstanding at December 31, 2008.  Advances from the Federal Home Loan Bank line are secured by qualifying assets of the Bank and advances from the Atlantic Central Bankers Bank line are unsecured.  The Company has a line of credit with Univest National Bank and Trust Company, of which $1.4 million was outstanding at December 31, 2008.  This line of credit is secured by 500,000 shares of Bank stock.

Because of the composition of the Company’s balance sheet, its strong capital base, deposit growth, and borrowing capacity, the Company remains well positioned with respect to liquidity.  While it is desirable to be liquid, it has the effect of a lower interest margin. The majority of funds are invested in loans; however a sizeable portion is invested in investment securities that generally carry a lower yield.

Contractual Obligations

The following table represents the Company’s contractual obligations to make future payments as of December 31, 2008:
  
   
Less Than
   
1-3
   
4-5
 
Over 5
     
   
1 Year
   
Years
   
Years
   
Years
   
Total
 
 
 
(In Thousands)
 
Time deposits
  $ 134,687     $ 19,674     $ 1,715     $ -     $ 156,076  
Long-term borrowings     3,277       10,598       9,287        -       23,162  
Operating leases
    650       1,720       1,332       4,613       8,315  
                                         
Total
  $ 138,614     $ 31,992     $ 12,334     $ 4,613     $ 187,553  
  
Off-Balance Sheet Arrangements

The Company’s financial statements do not reflect various off-balance sheet arrangements that are made in the normal course of business, which may involve some liquidity risk.  These commitments consist of un-funded loans and lines of credit and letters of credit made under the same standards as on-balance sheet instruments.  These off balance sheet arrangements at December 31, 2008 totaled $47,240,000.  Because these instruments have fixed maturity dates, and because many of them will expire without being drawn upon, they do not generally present any significant liquidity risk to the Company.

Management believes that any amounts actually drawn upon can be funded in the normal course of operations.
 
The Company has no investment in or financial relationship with any unconsolidated entities that are reasonably likely to have a material effect on liquidity or the availability of capital resources.
 

Capital Resources and Adequacy

Embassy Bancorp, Inc. (the “Company”) is a Pennsylvania corporation organized in 2008 and registered as a bank holding company pursuant to section 3(a)(1) of the Bank Holding Company Act  of 1956, as amended (the “BHC Act”) and section 225.15 of Regulation Y.  The Company was formed for purposes of acquiring Embassy Bank For The Lehigh Valley in connection with the reorganization of the Bank into a bank holding company structure, which reorganization was consummated on November 11, 2008.  Accordingly, the Company owns all of the capital stock of the Bank, giving the organization more flexibility in meeting its capital needs as the Company continues to grow.  As such, the consolidated financial statements contained herein include the accounts of the Company and the Bank.
 
The Bank was originally incorporated as a Pennsylvania bank on May 11, 2001 and opened its doors on November 6, 2001.  It was formed by a group of local business persons and professionals with significant prior experience in community banking in the Lehigh Valley area of Pennsylvania, the Bank’s primary market area.
 
The Federal Reserve Board approved a final rule in February 2006 that expands the definition of a small bank holding company (“BHC”) under the Board’s Small Bank Holding Company Policy Statement and the Board’s risk-based and leverage capital guidelines for bank holding companies.  In its revisions to the Policy Statement, the Federal Reserve Board has raised the small BHC asset size threshold from $150 million to $500 million and amended the related qualitative criteria for determining eligibility as a small BHC for the purposes of the policy statement and the capital guidelines.  The policy statement facilitates the transfer of ownership of small community banks by permitting debt levels at small BHCs that are higher than what would typically be permitted for larger BHCs.  Because small BHCs may, consistent with the policy statement, operate at a level of leverage that generally is inconsistent with the capital guidelines, the capital guidelines provide an exemption for small BHCs.  Based on the ruling, Embassy Bancorp, Inc. meets the eligibility criteria of a small BHC and is exempt from regulatory capital requirements administered by the federal banking agencies.
 
The following table provides a comparison of the Bank’s risk-based capital ratios and leverage ratios:
   
December 31, 2008
   
December 31, 2007
 
 
 
(Dollars in Thousands)
 
Tier I, common stockholders' equity
  $ 30,705     $ 27,408  
Tier II, allowable portion of allowance for loan losses
    2,932       2,503  
                 
Total capital
  $ 33,637     $ 29,911  
                 
Tier I risk based capital ratio
    10.7 %     11.0 %
                 
Total risk based capital ratio
    11.7 %     12.0 %
                 
Tier I leverage ratio
    8.1 %     8.4 %

Note:
Unrealized gains on securities available for sale are excluded from regulatory capital components of risk-based capital and leverage ratios.

At December 31, 2008, the Bank exceeded the minimum regulatory capital requirements necessary to be considered a “well capitalized” financial institution under applicable federal regulations.

Interest Rate Risk Management

A principal objective of the Company’s asset/liability management policy is to minimize the Company’s exposure to changes in interest rates by an ongoing review of the maturity and repricing of interest-earning assets and interest-bearing liabilities.  The Asset Liability Committee (ALCO Committee) of the Board of Directors oversees this review, which establishes policies to control interest rate sensitivity.  Interest rate sensitivity is the volatility of a company’s earnings resulting from a movement in market interest rates.  The Company monitors rate sensitivity in order to reduce vulnerability to interest rate fluctuations while maintaining adequate capital levels and acceptable levels of liquidity.  The Company’s asset/liability management policy, along with monthly financial reports, supplies management with guidelines to evaluate and manage rate sensitivity.

 
GAP, a measure of the difference in volume between interest bearing assets and interest bearing liabilities, is a means of monitoring the sensitivity of a financial institution to changes in interest rates.  The chart below provides an indicator of the rate sensitivity of the Company.  NOW and Savings accounts are slotted by their respective estimated decay rates.  The Company is liability sensitive, which means that if interest rates fall, interest income will fall slower than interest expense and net interest income will likely increase.  If interest rates rise, interest income will rise slower than interest expense and net interest income will likely decrease.
 
   
0-3
   
4-12
   
1-3
   
4-5
   
Over 5
       
   
Months
   
Months
   
Years
   
Years
   
Years
   
Total
 
   
 (In Thousands)
 
Interest-earning assets
                                           
Federal funds sold and interest-bearing deposits
  $ 5,289     $ -     $ -     $ -     $ -     $ 5,289  
Investment securities
    5,867       9,525       23,459       9,010       8,465       56,326  
Loans, gross
    68,261       57,923       104,516       61,041       27,839       319,580  
                                                 
Total interest-earning assets
    79,417       67,448       127,975       70,051       36,304       381,195  
                                                 
Interest-bearing liabilities
                                               
NOW and money market accounts
    31,437       -       -       -       -       31,437  
Savings
    103,863       -       -       -       -       103,863  
Certificates of deposit
    37,678       97,009       19,674       1,715       -       156,076  
Other Borrowed Funds
    -       3,278       9,119       10,765       -       23,162  
Repurchase agreements and federal funds purchased
    25,769       250       -       -       -       26,019  
 
                                               
Total interest-bearing liabilities
    198,747       100,537       28,793       12,480       -       340,557  
                                                 
GAP
  $ (119,330 )   $ (33,089 )   $ 99,182     $ 57,571     $ 36,304     $ 40,638  
                                                 
CUMULATIVE GAP
  $ (119,330 )   $ (152,419 )   $ (53,237 )   $ 4,334     $ 40,638          
                                                 
GAP TO INTEREST EARNING ASSETS
    -31.30 %     -8.68 %     26.02 %     15.10 %     9.52 %        
                                                 
CUMULATIVE GAP TO INTEREST EARNING ASSETS
    -31.30 %     -39.98 %     -13.97 %     1.14 %     10.66 %        
 
Based on a twelve-month forecast of the balance sheet, the following table sets forth our interest rate risk profile at December 31, 2008.  For income simulation purposes, NOW and savings accounts are repriced quarterly. The impact on net interest income, illustrated in the following table would vary substantially if different assumptions were used or if actual experience differs from that indicated by the assumptions.
 

   
Percentage Change
 
Change in Interest Rates
 
in Net Interest Income
 
       
Down 100 basis points
    5.7 %
Down 200 basis points
    8.0 %
         
Up 100 basis points
    -6.0 %
Up 200 basis points
    -11.6 %


Return on Assets and Equity

The return on average assets for 2008 was 0.33%; the return on average equity for the same period was 4.17%; and the ratio of average shareholders’ equity to average total assets was 7.95%.
 
The return on average assets for 2007 was 0.49%; the return on average equity for the same period was 6.01%; and the ratio of average shareholders’ equity to average total assets was 8.23%.

Effects of Inflation

The majority of assets and liabilities of the Company are monetary in nature, and therefore, differ greatly from most commercial and industrial companies that have significant investments in fixed assets or inventories.  The precise impact of inflation upon the Company is difficult to measure.  Inflation may affect the borrowing needs of consumers, thereby impacting the growth rate of the Company’s assets.  Inflation may also affect the general level of interest rates, which can have a direct bearing on the Company.

Quantitative and Qualitative Disclosures about Market Risks

Not Applicable.
 

Item 8 Financial Statements and Supplementary Data


Table of Contents
 
 
Page
 
Number
   
Report of Independent Registered Public Accounting Firm
29
Consolidated Balance Sheets
30
Consolidated Statements of Income
31
Consolidated Statements of Stockholders’ Equity
32
Consolidated Statements of Cash Flows
33
Notes to Financial Statements
34

 
Report of Independent Registered Public Accounting Firm
 
To the Board of Directors and Stockholders
Embassy Bancorp, Inc.
 
We have audited the accompanying consolidated balance sheets of Embassy Bancorp Inc. and its subsidiary, Embassy Bank for the Lehigh Valley, (collectively the “Company’) as of December 31, 2008 and 2007, and the related consolidated statements of income, stockholders' equity and cash flows for each of the years in the two-year period ended December 31, 2008.  The Company’s management is responsible for these consolidated financial statements.  Our responsibility is to express an opinion on these consolidated financial statements based on our audits.
 
We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States).  Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the consolidated financial statements are free of material misstatement.  The Company is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting.  Our audits included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control over financial reporting.  Accordingly, we express no such opinion.  An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the consolidated financial statements, assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall consolidated financial statement presentation.  We believe that our audits provide a reasonable basis for our opinion.
 
In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the consolidated financial position of the Company as of December 31, 2008 and 2007, and the consolidated results of its operations and its cash flows for the years then ended, in conformity with accounting principles generally accepted in the United States of America.
 
 
 
Beard Miller Company LLP
Allentown, Pennsylvania
March 30, 2009

 
Embassy Bancorp, Inc.
Consolidated Balance Sheets
 
   
December 31,
 
ASSETS
 
2008
   
2007
 
   
(In Thousands, Except Share and Per Share Data)
 
Cash and due from banks
  $ 8,459     $ 3,360  
Interest bearing demand deposit with bank
    20       2  
Federal funds sold
    3,575       -  
                 
Cash and Cash Equivalents
    12,054       3,362  
                 
Interest bearing time deposits
    1,694       -  
Securities available for sale
    54,251       49,496  
Restricted investment in bank stock
    2,075       1,509  
Loans receivable, net of allowance for loan losses of $2,932 in 2008; $2,503 in 2007
    316,648       274,313  
Premises and equipment, net of depreciation
    2,231       2,462  
Deferred income taxes
    335       1,202  
Accrued interest receivable
    1,197       1,138  
Other assets
    598       536  
                 
Total Assets
  $ 391,083     $ 334,018  
                 
LIABILITIES AND STOCKHOLDERS' EQUITY
               
                 
Liabilities:
               
Deposits:
               
Non-interest bearing
  $ 16,194     $ 15,150  
Interest bearing
    291,376       251,491  
                 
Total Deposits
    307,570       266,641  
                 
Securities sold under agreements to repurchase and federal funds purchased
    26,019       17,965  
Short-term borrowings
    -       6,093  
Long-term borrowings
    23,162       10,396  
Accrued interest payable
    2,563       4,117  
Other liabilities
    1,398       533  
Total Liabilities
    360,712       305,745  
                 
Stockholders' Equity:
               
Common stock, $1 par value; authorized 10,000,000 shares; issued 6,890,742 shares; outstanding 2008 6,890,389 shares; 2007 6,885,915 shares
    6,891       6,886  
Surplus
    22,787       22,775  
Accumulated deficit
    (278 )     (1,464 )
Accumulated other comprehensive income
    974       76  
Treasury Stock, at cost, 2008 353 Shares     (3 )     -  
Total Stockholders' Equity
    30,371       28,273  
                 
Total Liabilities and Stockholders' Equity
  $ 391,083     $ 334,018  
     
See notes to consolidated financial statements.


Embassy Bancorp, Inc.
Consolidated Statements of Income

   
Years Ended December 31,
 
   
2008
   
2007
 
   
(In Thousands, Except Per Share Data)
 
INTEREST INCOME
           
             
Loans receivable, including fees
  $ 18,272     $ 16,350  
Securities, taxable
    2,346       2,305  
Federal funds sold
    29       149  
Interest on time deposits
    12       -  
Other
    5       5  
Total Interest Income
    20,664       18,809  
                 
INTEREST EXPENSE
               
                 
Deposits
    9,315       10,375  
Securities sold under agreements to repurchase and federal funds purchased
    663       727  
Short-term borrowings
    410       398  
Long-term borrowings
    672       263  
Total Interest Expense
    11,060       11,763  
                 
Net Interest Income
    9,604       7,046  
                 
PROVISION FOR LOAN LOSSES
    429       390  
                 
Net Interest Income after Provision for Loan Losses
    9,175       6,656  
                 
OTHER INCOME
               
                 
Credit card processing fees
    381       211  
Other service fees
    280       249  
Total Other Income
    661       460  
                 
OTHER EXPENSES
               
                 
Salaries and employee benefits
    3,792       3,287  
Occupancy and equipment
    1,268       1,160  
Data processing
    642       512  
Credit card processing
    366       208  
Advertising and promotion
    501       447  
Professional fees
    315       265  
FDIC insurance
    159       146  
Insurance
    66       53  
Loan department
    80       107  
Charitable Contributions
    236       175  
Other
    567       467  
Total Other Expenses
    7,992       6,827  
Income before Income Taxes
    1,844       289  
                 
INCOME TAX EXPENSE (BENEFIT)
    658       (1,241 )
Net Income
  $ 1,186     $ 1,530  
BASIC EARNINGS PER SHARE
  $ 0.17     $ 0.23  
DILUTED EARNINGS PER SHARE
  $ 0.16     $ 0.21  
   
See notes to consolidated financial statements.
 

Embassy Bancorp, Inc.
Consolidated Statements of Stockholders’ Equity
Years Ended December 31, 2008 and 2007
 
                     
Accumulated
             
                     
Other
             
   
Common
         
Accumulated
   
Comprehensive
   
Treasury
       
   
Stock
   
Surplus
   
Deficit
   
Income (Loss)
   
Stock
   
Total
 
   
(In Thousands, Except Share and Per Share Data)
 
                                     
BALANCE - DECEMBER 31, 2006
  $ 6,629     $ 20,758     $ (2,994 )   $ (745 )   $ -     $ 23,648  
                                                 
Comprehensive income:
                                               
Net income
    -       -       1,530       -       -       1,530  
Net change in unrealized loss on securities available for sale, net of income tax
    -       -       -       821       -       821  
                                                 
Total Comprehensive Income
                                            2,351  
                                                 
Exercise of stock options, 35,436 shares
    35       67       -       -       -       102  
                                                 
Sale of 221,537 shares of common stock at $10 per share, net of offering costs of $43
    222       1,950       -       -       -       2,172  
                                                 
BALANCE - DECEMBER 31, 2007
  $ 6,886     $ 22,775     $ (1,464 )   $ 76     $ -     $ 28,273  
                                                 
Comprehensive income:
                                               
Net income
    -       -       1,186       -       -       1,186  
Net change in unrealized gain on securities available for sale, net of income tax
    -       -       -       898       -       898  
                                                 
Total Comprehensive Income
                                            2,084  
                                                 
Exercise of stock options, 4,827 shares
    5       12       -       -       -       17  
                                                 
Purchase treasury stock, 353 shares at $9.73 per share
                    -       -       (3 )     (3 )
                                                 
BALANCE - DECEMBER 31, 2008
  $ 6,891     $ 22,787     $ (278 )   $ 974     $ (3 )   $ 30,371  
See notes to consolidated financial statements.
 

Embassy Bancorp, Inc.
Consolidated Statements of Cash Flows

   
Years Ended December 31,
 
   
2008
   
2007
 
   
(In Thousands)
 
CASH FLOWS FROM OPERATING ACTIVITIES
           
Net Income
  $ 1,186     $ 1,530  
Adjustments to reconcile net income to net cash provided by operating activities:
               
Provision for loan losses
    429       390  
Amortization of deferred loan costs
    171       120  
Depreciation and amortization
    407       383  
Net accretion of investment security premiums and discounts
    (42 )     (26 )
Deferred income taxes
    403       (1,241 )
Increase in accrued interest receivable
    (59 )     (117 )
Increase in other assets
    (62 )     (85 )
(Decrease) Increase in accrued interest payable
    (1,554 )     1,016  
Increase in other liabilities
    865       27  
                 
Net Cash Provided by Operating Activities
    1,744       1,997  
                 
CASH FLOWS FROM INVESTING ACTIVITIES
               
Purchases of securities available for sale
    (11,237 )     (11,962 )
Maturities, calls and principal repayments of securities available for sale
    7,886       6,449  
Net increase in loans
    (42,935 )     (41,536 )
Increase in restricted investment in bank stock
    (566 )     (97 )
Purchases of interest bearing time deposits
    (1,694 )     -  
Purchases of premises and equipment
    (176 )     (839 )
                 
Net Cash Used in Investing Activities
    (48,722 )     (47,985 )
                 
CASH FLOWS FROM FINANCING ACTIVITIES
               
Net increase in deposits
    40,929       28,499  
Net increase in securities sold under agreements to repurchase and federal funds purchased
    8,054       4,165  
Decrease in short-term borrowed funds
    (6,093 )     (6,842 )
Proceeds from long-term borrowed funds
    12,766       10,396  
Proceeds from issuance of common stock
    -       2,172  
Proceeds from the exercise of stock options
    17       102  
Acquisition of treasury stock
    (3 )     -  
                 
Net Cash Provided by Financing Activities
    55,670       38,492  
                 
Net Increase (Decrease) in Cash and Cash Equivalents
    8,692       (7,496 )
                 
CASH AND CASH EQUIVALENTS - BEGINNING
    3,362       10,858  
                 
CASH AND CASH EQUIVALENTS - ENDING
  $ 12,054     $ 3,362  
                 
SUPPLEMENTARY CASH FLOWS INFORMATION
               
Interest paid
  $ 12,614     $ 10,747  
                 
Income Taxes paid
  $ 19     $ -  
See notes to consolidated financial statements.
 

Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 1 - Summary of Significant Accounting Policies
 
Principles of Consolidation and Nature of Operations
 
The consolidated financial statements include the accounts of Embassy Bancorp, Inc. and its wholly owned subsidiary, Embassy Bank For the Lehigh Valley (collectively the “Company”).  All intercompany accounts and transactions have been eliminated in consolidation. Embassy Bancorp, Inc. (the “Holding Company”) is a Pennsylvania corporation organized on November 11, 2008 and registered as a bank holding company pursuant to section 3(a)(1) of the Bank Holding Company Act  of 1956, as amended (the “BHC Act”) and section 225.15 of Regulation Y.  It owns all of the capital stock of Embassy Bank For the Lehigh Valley (the “Bank”), giving the Bank more flexibility in meeting its capital needs as the Bank continues to grow.  Stockholders of the Bank exchanged each share of common stock of the Bank for one share of common stock of the Holding Company.  The transaction was accounted for in a manner similar to the pooling-of-interests method of accounting.  Accordingly, the financial information relating to the periods prior to November 11, 2008 are reported under the name of Embassy Bancorp, Inc.  The Company, as a holding company, is subject to regulations of the Federal Reserve Board.
 
The Bank was incorporated as a bank in Pennsylvania on May 11, 2001 and opened its doors on November 6, 2001.  The Bank was formed by a group of local business persons and professionals with significant prior experience in community banking in the Lehigh Valley area of Pennsylvania, the Bank’s market area.  As a state chartered bank, the Bank is subject to regulation by the Pennsylvania Department of Banking and the FDIC.
 
Estimates
 
The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period.  Actual results could differ from those estimates.  Material estimates that are particularly susceptible to significant change in the near term relate to the determination of the allowance for loan losses, and the valuation of deferred tax assets.
 
Concentrations of Credit Risk
 
Most of the Company’s activities are with customers located in the Lehigh Valley area of Pennsylvania.  Note 2 discusses the types of securities in which the Company invests.  The concentrations of credit by type of loan are set forth in Note 3.  The Company does not have any significant concentrations to any one specific industry or customer, with the exception of lending activity to a broad range of lessors of residential and non-residential real estate within the Lehigh Valley.  Although the Company has a diversified loan portfolio, its debtors’ ability to honor their contracts is influenced by the region’s economy.
 
Presentation of Cash Flows
 
For purposes of reporting cash flows, cash and cash equivalents include cash on hand, amounts due from banks, interest-bearing demand deposits with bank, and federal funds sold.  Generally, federal funds are purchased or sold for less than one week periods.
 
Securities
 
Securities classified as available for sale are those securities that the Company intends to hold for an indefinite period of time but not necessarily to maturity.  Securities available for sale are carried at fair value.  Any decision to sell a security classified as available for sale would be based on various factors, including significant movement in interest rates, changes in maturity mix of the Company’s assets and liabilities, liquidity needs, regulatory capital considerations and other similar factors.  Unrealized gains and losses are reported as increases or decreases in other comprehensive income.  Realized gains or losses, determined on the basis of the cost of the specific securities sold, are included in earnings.  Premiums and discounts are recognized in interest income using the interest method over the terms of the securities.
 
 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements
 
Declines in the fair value of available for sale securities below their cost that are deemed to be other than temporary are reflected in earnings as realized losses.  In estimating other-than-temporary impairment losses, management considers (1) the length of time and the extent to which the fair value has been less than cost, (2) the financial condition and near-term prospects of the issuer, and (3) the intent and ability of the Company to retain its investment in the issuer for a period of time sufficient to allow for any anticipated recovery in fair value.
 
Restricted Investments in Bank Stock
 
Restricted investments in bank stock consists of Federal Home Loan Bank stock (FHLB) and Atlantic Central Bankers Bank stock.  Federal law requires a member institution of the FHLB to hold stock of its district FHLB according to a predetermined formula.  The restricted stocks are carried at cost.
 
In December 2008, the FHLB of Pittsburgh notified member banks that it was suspending dividend payments and the repurchase of capital stock.  The Company had $2,035,000 of FHLB stock as of December 31, 2008.

Management evaluates the restricted stock for impairment in accordance with Statement of Position (SOP) 01-6, “Accounting by Certain Entities (Including Entities With Trade Receivables) That Lend to or Finance the Activities of Others.”  Management’s determination of whether these investments are impaired is based on their assessment of the ultimate recoverability of their cost rather than by recognizing temporary declines in value.  The determination of whether a decline affects the ultimate recoverability of their cost is influenced by criteria such as (1) the significance of the decline in net assets of the FHLB as compared to the capital stock amount for the FHLB and the length of time this situation has persisted, (2) commitments by the FHLB to make payments required by law or regulation and the level of such payments in relation to the operating performance of the FHLB, and (3) the impact of legislative and regulatory changes on institutions and, accordingly, on the customer base of the FHLB.

Management believes no impairment charge is necessary related to the FHLB as of December 31, 2008.
 
Loans Receivable
 
Loans receivable that management has the intent and ability to hold for the foreseeable future or until maturity or payoff are stated at their outstanding unpaid principal balances, net of an allowance for loan losses and any deferred fees or costs.  Interest income is accrued on the unpaid principal balance.  Loan origination fees, net of certain direct origination costs, are deferred and recognized as an adjustment of the yield (interest income) of the related loans.  The Company is generally amortizing these amounts over the contractual life of the loan.
 
The accrual of interest is discontinued when the contractual payment of principal or interest has become 90 days past due or management has serious doubts about further collectibility of principal or interest, even though the loan is currently performing.  A loan may remain on accrual status if it is in the process of collection and is either guaranteed or well secured.  When a loan is placed on nonaccrual status, unpaid interest credited to income in the current year is reversed and unpaid interest accrued in prior years is charged against the allowance for loan losses.  Interest received on nonaccrual loans generally is either applied against principal or reported as interest income, according to management’s judgment as to the collectibility of principal.  Generally, loans are restored to accrual status when the obligation is brought current, has performed in accordance with the contractual terms for a reasonable period of time and the ultimate collectibility of the total contractual principal and interest is no longer in doubt.
 
Allowance for Loan Losses
 
The allowance for loan losses is established through provisions for loan losses charged against income.  Loans deemed to be uncollectible are charged against the allowance for loan losses, and subsequent recoveries, if any, are credited to the allowance.
 
 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 1 - Summary of Significant Accounting Policies (Continued)
 
The allowance for loan losses is maintained at a level considered adequate to provide for losses that can be reasonably anticipated.  Management’s periodic evaluation of the adequacy of the allowance is based on known and inherent risks in the portfolio, adverse situations that may affect the borrower’s ability to repay, the estimated value of any underlying collateral, composition of the loan portfolio, current economic conditions and other relevant factors.  This evaluation is inherently subjective, as it requires material estimates that may be susceptible to significant change.
 
The allowance consists of specific, general and unallocated components.  The specific component relates to loans that are classified as doubtful, substandard or special mention.  For such loans that are also classified as impaired, an allowance is established when the discounted cash flows (or collateral value or observable market price) of the impaired loan is lower than the carrying value of that loan.  The general component covers non-classified loans and is based on historical loss experience adjusted for qualitative factors.  An unallocated component is maintained to cover uncertainties that could affect management’s estimate of probable losses.  The unallocated component of the allowance reflects the margin of imprecision inherent in the underlying assumptions used in the methodologies for estimating specific and general losses in the portfolio.
 
A loan is considered impaired when, based on current information and events, it is probable that the Company will be unable to collect the scheduled payments of principal or interest when due according to the contractual terms of the loan agreement.  Factors considered by management in determining impairment include payment status, collateral value and the probability of collecting scheduled principal and interest payments when due.  Loans that experience insignificant payment delays and payment shortfalls generally are not classified as impaired.  Management determines the significance of payment delays and payment shortfalls on a case-by-case basis, taking into consideration all of the circumstances surrounding the loan and the borrower, including the length of the delay, the reasons for the delay, the borrower’s prior payment record and the amount of the shortfall in relation to the principal and interest owed.  Impairment is measured on a loan by loan basis for commercial and construction loans by either the present value of expected future cash flows discounted at the loan’s effective interest rate or the fair value of the collateral if the loan is collateral dependent.
 
Large groups of smaller balance homogeneous loans are collectively evaluated for impairment.  Accordingly, the Company does not separately identify individual consumer and home equity loans for impairment disclosures, unless such loans are the subject of a restructuring agreement.
 
Premises and Equipment
 
Premises and equipment are stated at cost less accumulated depreciation. Depreciation is computed on the straight-line method over the following estimated useful lives of the related assets; furniture, fixtures and equipment for five to ten years, leasehold improvements for ten to fifteen years, computer equipment and data processing software for three to five years, and automobiles for five years.
 
Transfers of Financial Assets
 
Transfers of financial assets, including sales of loan participations, are accounted for as sales, when control over the assets has been surrendered.  Control over transferred assets is deemed to be surrendered when (1) the assets have been isolated from the Company, (2) the transferee obtains the right (free of conditions that constrain it from taking advantage of that right) to pledge or exchange the transferred assets and (3) the Company does not maintain effective control over the transferred assets through an agreement to repurchase them before their maturity.
 
Advertising Costs
 
The Company follows the policy of charging the costs of advertising to expense as incurred.
 
 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 1 - Summary of Significant Accounting Policies (Continued)
 
Income Taxes
 
Deferred income taxes are provided on the liability method whereby deferred tax assets are recognized for deductible temporary differences and deferred tax liabilities are recognized for taxable temporary differences.  Temporary differences are the differences between the reported amounts of assets and liabilities and net operating loss carry forwards and their tax basis.  Deferred tax assets are reduced by a valuation allowance when, in the opinion of management, it is more likely than not that some portion of the deferred tax assets will not be realized.  Deferred tax assets and liabilities are adjusted for the effects of changes in tax laws and rates on the date of enactment.
 
Earnings per Share
 
Basic earnings per share represents net income divided by the weighted-average common shares outstanding during the period, as adjusted for stock splits.  Diluted earnings per share reflects additional common shares that would have been outstanding if dilutive potential common shares (stock options) had been issued.  The following table sets forth the computations of basic and diluted earnings per share for the years ended December 31, 2008 and 2007:
   
2008
   
2007
 
   
(Dollars In Thousands, Except Share and Per Share Data)
 
             
Net income
  $ 1,186     $ 1,530  
                 
Weighted average shares outstanding
    6,888,942       6,789,360  
Dilutive effect of potential common shares, stock options
    436,664       460,069  
                 
Diluted weighted average common shares outstanding
    7,325,606       7,249,429  
Basic earnings per share
  $ 0.17     $ 0.23  
Diluted earnings per share
  $ 0.16     $ 0.21  
Employee Benefit Plan
 
The Company has a 401(k) Plan (the “Plan”) for employees.  All employees are eligible to participate after they have attained the age of 21 and have also completed 12 consecutive months of service during which at least 1,000 hours of service are completed.  The employees may contribute up to the maximum percentage allowable by law of their compensation to the Plan, and the Company provides a match of fifty percent of the first 8% percent to eligible participating employees.  Full vesting in the Plan is prorated equally over a four-year period.  The Company’s contributions to the Plan for the years ended December 31, 2008 and 2007 were $74,000 and $65,000, respectively.
 
Off-Balance Sheet Financial Instruments
 
In the ordinary course of business, the Company has entered into off-balance sheet financial instruments consisting of commitments to extend credit and letters of credit.  Such financial instruments are recorded in the balance sheet when they are funded.
 
 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 1 - Summary of Significant Accounting Policies (Continued)
 
Comprehensive Income
 
Accounting principles generally accepted in the United States of America require that recognized revenue, expenses, gains and losses be included in net income.  Although certain changes in assets and liabilities, such as unrealized gains and losses on available for sale securities, are reported as a separate component of the equity section of the balance sheet, such items, along with net income, are components of comprehensive income.
 
The components of other comprehensive income are as follows for the years ended December 31, 2008 and 2007:
   
2008
   
2007
 
   
(In Thousands)
 
Unrealized holding gains on available for sale securities
  $ 1,362     $ 860  
Less reclassification adjustment for realized gains (losses)
    -       -  
      1,362       860  
Tax effect
    (464 )     (39 )
Net unrealized gains
  $ 898     $ 821  
Segment Reporting
 
The Company acts as an independent, community, financial services provider, and offers traditional banking and related financial services to individual, business and government customers.  The Company offers a full array of commercial and retail financial services, including the taking of time, savings and demand deposits; the making of commercial, consumer and home equity loans; and the provision of other financial services.
 
Management does not separately allocate expenses, including the cost of funding loan demand, between the commercial and retail operations of the Company.  As such, discrete financial information is not available and segment reporting would not be meaningful.
 
Stock-Based Compensation
 
Effective January 1, 2006, the Company adopted the fair value recognition provisions of FASB Statement No. 123(R), Share Based Payment .  Statement No. 123(R) requires compensation costs related to share-based payment transactions to be recognized in the financial statements over the period that an employee provides service in exchange for the award.  Statement No. 123(R) requires that companies that utilized the minimum value method under Statement No. 123 adopt the new fair value accounting prospectively for new or modified grants on or after January 1, 2006.  Prospective adoption means that awards granted in earlier fiscal years continue to be accounted for using the existing accounting, typically APB Opinion No. 25.  For the years ended December 31, 2008 and 2007, there were no stock options granted.
 
New Accounting Standards

In March 2008, the FASB issued Statement No. 161, “Disclosures about Derivative Instruments and Hedging Activities—an amendment of FASB Statement No. 133” (Statement 161).  Statement 161 requires entities that utilize derivative instruments to provide qualitative disclosures about their objectives and strategies for using such instruments, as well as any details of credit-risk-related contingent features contained within derivatives.  Statement 161 also requires entities to disclose additional information about the amounts and location of derivatives located within the financial statements, how the provisions of SFAS 133 has been applied, and the impact that hedges have

 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 1 - Summary of Significant Accounting Policies (Continued)
 
New Accounting Standards (Continued)
 
on an entity’s financial position, financial performance, and cash flows.  Statement 161 is effective for fiscal years and interim periods beginning after November 15, 2008, with early application encouraged. The Company believes that this new pronouncement will have an immaterial impact on the Company’s consolidated financial statements in future periods.

In February 2008, the FASB issued FASB Staff Position (FSP) FAS 140-3, “Accounting for Transfers of Financial Assets and Repurchase Financing Transactions.” This FSP addresses the issue of whether or not these transactions should be viewed as two separate transactions or as one "linked" transaction. The FSP includes a "rebuttable presumption" that presumes linkage of the two transactions unless the presumption can be overcome by meeting certain criteria. The FSP will be effective for fiscal years beginning after November 15, 2008 and will apply only to original transfers made after that date; early adoption will not be allowed. The Company believes that this new pronouncement will have an immaterial impact on the Company’s consolidated financial statements in future periods.

In September 2006, the FASB reached consensus on the guidance provided by Emerging Issues Task Force Issue 06-4 (EITF 06-4) "Accounting for Deferred Compensation and Postretirement Benefit Aspects of Endorsement Split Dollar Life Insurance Arrangements.”  The guidance is applicable to endorsement split-dollar life insurance arrangements, whereby the employer owns and controls the insurance policies that are associated with a postretirement benefit. EITF 06-4 requires that for a split-dollar life insurance arrangement within the scope of the Issue, an employer should recognize a liability for future benefits in accordance with FASB No. 106 (if, in substance, a postretirement benefit plan exists) or, Accounting Principles Board Opinion No. 12 (if the arrangement is, in substance, an individual deferred compensation contract) based on the substantive agreement with the employee. The Company adopted this standard on January 1, 2008 and such adoption did not have an effect on the financial statements.

FASB Statement No. 157 “Fair Value Measurements” defines fair value, establishes a framework for measuring the fair value in generally accepted accounting principles, and expands disclosures about fair value measurements (see Note 17 – Fair Value of Financial Instruments).

FASB Statement No. 159 “The Fair Value Option for Financial Assets and Financial Liabilities – Including an Amendment of FASB Statement No. 115” permits entities to choose to measure eligible items at fair value at specified election dates. The Company did not elect to apply this statement to any items in the year ended December 31, 2008.
 
FASB Statement No. 141 (R) “Business Combinations” was issued in December of 2007. This Statement establishes principles and requirements for how the acquirer of a business recognizes and measures in its financial statements the identifiable assets acquired, the liabilities assumed, and any noncontrolling interest in the acquiree. The Statement also provides guidance for recognizing and measuring the goodwill acquired in the business combination and determines what information to disclose to enable users of the financial statements to evaluate the nature and financial effects of the business combination. The guidance will become effective as of the beginning of a company’s fiscal year beginning after December 15, 2008. This new pronouncement will impact the Company’s accounting for business combinations completed beginning January 1, 2009.

FASB Statement No. 160 “Noncontrolling Interests in Consolidated Financial Statements—an amendment of ARB No. 51” was issued in December of 2007. This Statement establishes accounting and reporting standards for the noncontrolling interest in a subsidiary and for the deconsolidation of a subsidiary. The guidance will become effective as of the beginning of a company’s fiscal year beginning after December 15, 2008. The Company believes that this new pronouncement will have an immaterial impact on the Company’s consolidated financial statements in future periods.

 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 1 - Summary of Significant Accounting Policies (Continued)
 
New Accounting Standards (Continued)
 
Staff Accounting Bulletin No. 110 (SAB 110) amends and replaces Question 6 of Section D.2 of Topic 14, Share-Based Payment,” of the Staff Accounting Bulletin series. Question 6 of Section D.2 of Topic 14 expresses the views of the staff regarding the use of the “simplified” method in developing an estimate of expected term of “plain vanilla” share options and allows usage of the “simplified” method for share option grants prior to December 31, 2007. SAB 110 allows public companies which do not have historically sufficient experience to provide a reasonable estimate to continue use of the “simplified” method for estimating the expected term of “plain vanilla” share option grants after December 31, 2007.  The Company adopted SAB 110 on January 1, 2008 and it did not have an effect on the consolidated financial statements.

Staff Accounting Bulletin No. 109 (SAB 109), "Written Loan Commitments Recorded at Fair Value Through Earnings" expresses the views of the staff regarding written loan commitments that are accounted for at fair value through earnings under generally accepted accounting principles. To make the staff's views consistent with current authoritative accounting guidance, the SAB revises and rescinds portions of SAB No. 105, "Application of Accounting Principles to Loan Commitments."  Specifically, the SAB revises the SEC staff's views on incorporating expected net future cash flows related to loan servicing activities in the fair value measurement of a written loan commitment. The SAB retains the staff's views on incorporating expected net future cash flows related to internally-developed intangible assets in the fair value measurement of a written loan commitment. The staff expects registrants to apply the views in Question 1 of SAB 109 on a prospective basis to derivative loan commitments issued or modified in fiscal quarters beginning after December 15, 2007. The Company adopted SAB 109 on January 1, 2008 and it did not have an effect on the consolidated financial statements.

In May 2008, the FASB issued SFAS No. 162, “The Hierarchy of Generally Accepted Accounting Principles.”  This Statement identifies the sources of accounting principles and the framework for selecting the principles used in the preparation of financial statements.  This Statement is effective 60 days following the SEC’s approval of the Public Company Accounting Oversight Board amendments to AU Section 411, “The Meaning of Present Fairly in Conformity with Generally Accepted Accounting Principles.”  The Company believes that this new pronouncement will have an immaterial impact on the Company’s consolidated financial statements in future periods.

In June 2008, the FASB issued FASB Staff Position (FSP) EITF 03-6-1, “Determining Whether Instruments Granted in Share-Based Payment Transactions Are Participating Securities.”  This FSP clarifies that all outstanding unvested share-based payment awards that contain rights to non-forfeitable dividends participate in undistributed earnings with common shareholders.  Awards of this nature are considered participating securities and the two-class method of computing basic and diluted earnings per share must be applied.  This FSP is effective for fiscal years beginning after December 15, 2008.  The Company believes that this new pronouncement will have an immaterial impact on the Company’s consolidated financial statements in future periods.

In June 2008, the FASB ratified EITF Issue No. 07-5, “Determining Whether an Instrument (or an Embedded Feature) Is Indexed to an Entity’s Own Stock” (EITF 07-5).  EITF 07-5 provides that an entity should use a two step approach to evaluate whether an equity-linked financial instrument (or embedded feature) is indexed to its own stock, including evaluating the instrument’s contingent exercise and settlement provisions.  It also clarifies the impact of foreign currency denominated strike prices and market-based employee stock option valuation instruments on the evaluation.  EITF 07-5 is effective for fiscal years beginning after December 15, 2008.  The Company is currently evaluating the potential impact the new pronouncement will have on its consolidated financial statements.

 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements
 
Note 1 - Summary of Significant Accounting Policies (Continued)
 
New Accounting Standards (Continued)
 
In September 2008, the FASB issued FSP 133-1 and FIN 45-4, “Disclosures about Credit Derivatives and Certain Guarantees: An Amendment of FASB Statement No. 133 and FASB Interpretation No. 45; and Clarification of the Effective Date of FASB Statement No. 161” (FSP 133-1 and FIN 45-4).  FSP 133-1 and FIN 45-4 amends and enhances disclosure requirements for sellers of credit derivatives and financial guarantees.  It also clarifies that the disclosure requirements of SFAS No. 161 are effective for quarterly periods beginning after November 15, 2008, and fiscal years that include those periods.  FSP 133-1 and FIN 45-4 is effective for reporting periods (annual or interim) ending after November 15, 2008.  The implementation of this standard did not have a material impact on the Company’s consolidated financial position and results of operations.

In September 2008, the FASB ratified EITF Issue No. 08-5, “Issuer’s Accounting for Liabilities Measured at Fair Value With a Third-Party Credit Enhancement” (EITF 08-5).  EITF 08-5 provides guidance for measuring liabilities issued with an attached third-party credit enhancement (such as a guarantee).  It clarifies that the issuer of a liability with a third-party credit enhancement should not include the effect of the credit enhancement in the fair value measurement of the liability.  EITF 08-5 is effective for the first reporting period beginning after December 15, 2008.  The Company believes that this new pronouncement will have an immaterial impact on the Company’s consolidated financial statements in future periods.

In December 2008, the FASB issued FSP SFAS 140-4 and FASB Interpretation (FIN) 46(R)-8, “Disclosures by Public Entities (Enterprises) about Transfers of Financial Assets and Interests in Variable Interest Entities” (FSP SFAS 140-4 and FIN 46(R)-8). FSP SFAS 140-4 and FIN 46(R)-8 amends FASB SFAS 140 “Accounting for Transfers and Servicing of Financial Assets and Extinguishments of Liabilities”, to require public entities to provide additional disclosures about transfers of financial assets. It also amends FIN 46(R), “Consolidation of Variable Interest Entities”, to require public enterprises, including sponsors that have a variable interest in a variable interest entity, to provide additional disclosures about their involvement with variable interest entities. Additionally, this FSP requires certain disclosures to be provided by a public enterprise that is (a) a sponsor of a qualifying special purpose entity (SPE) that holds a variable interest in the qualifying SPE but was not the transferor of financial assets to the qualifying SPE and (b) a servicer of a qualifying SPE that holds a significant variable interest in the qualifying SPE but was not the transferor of financial assets to the qualifying SPE. The disclosures required by FSP SFAS 140-4 and FIN 46(R)-8 are intended to provide greater transparency to financial statement users about a transferor’s continuing involvement with transferred financial assets and an enterprise’s involvement with variable interest entities and qualifying SPEs. FSP SFAS 140-4 and FIN 46(R) is effective for reporting periods (annual or interim) ending after December 15, 2008. The implementation of these standards did not have a material impact on the Company’s consolidated financial position and results of operations.

In January 2009, the FASB issued FSP EITF 99-20-1, “Amendments to the Impairment of Guidance of EITF Issue No. 99-20” (FSP EITF 99-20-1). FSP EITF 99-20-1 amends the impairment guidance in EITF Issue No. 99-20, “Recognition of Interest Income and Impairment on Purchased Beneficial Interests and Beneficial Interests That Continue to Be Held by a Transferor in Securitized Financial Assets”, to achieve more consistent determination of whether an other-than-temporary impairment has occurred. FSP EITF 99-20-1 also retains and emphasizes the objective of an other-than-temporary impairment assessment and the related disclosure requirements in SFAS No. 115, “Accounting for Certain Investments in Debt and Equity Securities”, and other related guidance. FSP EITF 99-20-1 is effective for interim and annual reporting periods ending after December 15, 2008, and shall be applied prospectively. Retrospective application to a prior interim or annual reporting period is not permitted. The implementation of these standards did not have a material impact on the Company’s consolidated financial position and results of operations.

 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 1 - Summary of Significant Accounting Policies (Continued)
 
New Accounting Standards (Continued)
 
In November 2008, the SEC released a proposed roadmap regarding the potential use by U.S. issuers of financial statements prepared in accordance with International Financial Reporting Standards (IFRS). IFRS is a comprehensive series of accounting standards published by the International Accounting Standards Board (“IASB”). Under the proposed roadmap, the Company may be required to prepare financial statements in accordance with IFRS as early as 2014. The SEC will make a determination in 2011 regarding the mandatory adoption of IFRS. The Company is currently assessing the impact that this potential change would have on its consolidated financial statements, and it will continue to monitor the development of the potential implementation of IFRS.

In November 2008, the FASB ratified Emerging Issues Task Force (EITF) Issue No. 08-6, “Equity Method Investment Accounting Considerations”. EITF 08-6 clarifies the accounting for certain transactions and impairment considerations involving equity method investments. EITF 08-6 is effective for fiscal years beginning after December 15, 2008, with early adoption prohibited. The Company believes that this new pronouncement will have an immaterial impact on the Company’s consolidated financial statements in future periods.

 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements
 
Note 2 - Securities Available for Sale
The amortized cost and approximate fair values of securities available for sale are as follows:
 
   
Amortized
Cost
   
Gross
Unrealized
Gains
   
Gross
Unrealized
Losses
   
Fair
Value
 
   
(In Thousands)
 
       
December 31, 2008
                       
U.S. Government agency securities
  $ 10,967     $ 730     $ -     $ 11,697  
Taxable municipal bonds
    5,485       26       (65 )     5,446  
Mortgage-backed securities
    36,322       800       (14 )     37,108  
                                 
    $ 52,774     $ 1,556     $ (79 )   $ 54,251  
                                 
December 31, 2007
                               
U.S. Government agency securities
  $ 10,955     $ 191     $ -     $ 11,146  
Taxable municipal bonds
    3,909       -       (53 )     3,856  
Mortgage-backed securities
    34,517       255       (278 )     34,494  
                                 
    $ 49,381     $ 446     $ (331 )   $ 49,496  

The amortized cost and fair value of securities as of December 31, 2008 by contractual maturity are shown below.  Expected maturities may differ from contractual maturities because borrowers may have the right to call or prepay obligations with or without call or prepayment penalties.
 
   
Amortized Cost
   
Fair Value
 
   
(In Thousands)
 
       
Due in less than one year
  $ -     $ -  
Due in one to five years
    12,510       13,130  
Due in five to ten years
    3,942       4,013  
Mortgage-backed securities
    36,322       37,108  
                 
    $ 52,774     $ 54,251  

There were no sales of securities during 2008 and 2007.
 
 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 2 - Securities Available for Sale (Continued)
 
The following table shows the Company’s investments’ gross unrealized losses and fair value, aggregated by investment category and length of time that individual securities have been in a continuous unrealized loss position, at December 31, 2008 and 2007:
 
   
Less than 12 Months
   
12 Months or More
   
Total
 
   
Fair
Value
   
Unrealized Losses
   
Fair
Value
   
Unrealized Losses
   
Fair
Value
   
Unrealized Losses
 
   
(In Thousands)
 
       
December 31, 2008
                                   
Taxable municipal bonds
  $ 2,346     $ (65 )   $ -     $ -     $ 2,346     $ (65 )
Mortgage-backed securities
    3,719       (14 )     -       -       3,719       (14 )
                                                 
    $ 6,065     $ (79 )   $ -     $ -     $ 6,065     $ (79 )
December 31, 2007
                                               
Taxable municipal bonds
  $ 2,966     $ (25 )   $ 890     $ (28 )   $ 3,856     $ (53 )
Mortgage-backed securities
    5,483       (14 )     12,326       (264 )     17,809       (278 )
                                                 
    $ 8,449     $ (39 )   $ 13,216     $ (292 )   $ 21,665     $ (331 )

The Company had 16 securities in an unrealized loss position at the end of December 31, 2008.  Unrealized losses detailed above relate to taxable municipal and mortgage-backed securities and the decline in fair value is due only to interest rate fluctuations.  As the Company has the intent and ability to hold such investments until maturity or market price recovery, no securities are deemed to be other than temporarily impaired.  None of the individual unrealized losses are significant.
 
Securities with carrying values of approximately $34,752,000 and $28,607,000 at December 31, 2008 and 2007, respectively, were pledged as collateral to secure securities sold under agreements to repurchase, public deposits, and for other purposes required or permitted by law.
 
 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements
 
Note 3 - Loans Receivable
 
The composition of loans receivable at December 31, 2008 and 2007 is as follows:
   
2008
   
2007
 
   
(In Thousands)
 
             
Commercial real estate
  $ 148,881     $ 125,021  
Commercial construction
    6,886       2,969  
Commercial
    24,096       22,583  
Home equity
    136,739       123,774  
Consumer
    2,726       2,216  
                 
Total Loans
    319,328       276,563  
                 
Unearned net loan origination costs
    252       253  
Allowance for Loan Losses
    (2,932 )     (2,503 )
                 
    $ 316,648     $ 274,313  
Note 4 - Allowance for Loan Losses
 
The changes in the allowance for loan losses for the years ended December 31, 2008 and 2007 are as follows:
 
   
2008
   
2007
 
 
 
(In Thousands)
 
Allowance for loan losses:
               
Balance, beginning
  $ 2,503     $ 2,426  
Provision for loan losses
    429       390  
Loans charged off
    -       (313 )
Recoveries
    -       -  
Balance at end of year
  $ 2,932     $ 2,503  
                 
Allowance for loan losses to loans receivable at end of year
    0.92 %     0.90 %
 
There was no recorded investment in impaired loans at December 31, 2008 and 2007.  The Company had no other impaired loans for the year ended December 31, 2008. The Company had two impaired loans in 2007 which were charged off in 2007.  No interest income was recognized in 2007 for the time the loans were impaired during 2007. No impaired loan allowance was required at December 31, 2008 and 2007.
 
As of December 31, 2008 and 2007, the Company had no non-accrual loans.  The Company had $818,000 in loans to one borrower that were past due 90 days or more and still accruing interest at December 31, 2008, but which management expects will eventually be paid in full, and none at December 31, 2007.  The Company charged off no loans in 2008.
 
 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 5 - Bank Premises and Equipment
 
The components of premises and equipment at December 31, 2008 and 2007 are as follows:
 
   
2008
   
2007
 
   
(In Thousands)
 
       
Furniture, fixtures and equipment
  $ 1,206     $ 1,206  
Leasehold improvements
    1,528       1,528  
Computer equipment and data processing software
    640       573  
Automobiles
    92       65  
Construction in progress
    320       254  
                 
      3,787       3,626  
Accumulated depreciation
    (1,556 )     (1,164 )
                 
    $ 2,231     $ 2,462  
 
Note 6 - Deposits
 
The components of deposits at December 31, 2008 and 2007 are as follows:
 
   
2008
   
2007
 
 
 
(In Thousands)
 
Demand, non-interest bearing
  $ 16,194     $ 15,150  
Demand, interest bearing-NOW and Money market
    31,437       46,095  
Savings
    103,863       37,489  
Time, $100 and over
    65,344       59,421  
Time, other
    90,732       108,486  
                 
Total deposits
  $ 307,570     $ 266,641  
 
At December 31, 2008, the scheduled maturities of time deposits are as follows (in thousands):
 
2009
  $ 134,687  
2010
    9,790  
2011
    9,884  
2012
    888  
2013
    827  
         
    $ 156,076  

 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 7 - Securities Sold under Agreements to Repurchase and Federal Funds Purchased
 
Securities sold under agreements to repurchase and federal funds purchased generally mature within a few days from the transaction date.  Securities sold under agreements to repurchase are reflected at the amount of cash received in connection with the transaction.  Securities sold under these agreements are retained under the Company’s control at its safekeeping agent.  The Company may be required to provide additional collateral based on the fair value of the underlying securities.  Information concerning securities sold under agreements to repurchase for the years ended December 31, 2008 and 2007 is summarized as follows:
 
   
2008
   
2007
 
   
(Dollars in Thousands)
 
       
Balance outstanding at December 31
  $ 26,019     $ 17,965  
Weighted average interest rate at the end of the year
    2.68 %     4.28 %
Average daily balance during the year
  $ 21,037     $ 16,913  
Weighted average interest rate during the year
    3.10 %     4.22 %
Maximum month-end balance during the year
  $ 26,019     $ 21,248  
 
Note 8 – Short-term and Long-term Borrowings
 
The Company’s maximum borrowing capacity with the Federal Home Loan Bank was $193,938,000.  The Company had no short-term borrowings outstanding with the Federal Home Loan Bank at December 31, 2008 and $6,093,000 at December 31, 2007 and long-term borrowings outstanding with the Federal Home Loan Bank totaling $21,762,000 at December 31, 2008 and $10,396,000 at December 31, 2007.
 
The Company has a line of credit with Univest National Bank and Trust Company totaling $6,000,000.  As of December 31, 2008 the outstanding balance was $1,400,000.  Advances from this line of credit are secured by 500,000 shares of Embassy Bank for the Lehigh Valley stock.  Interest on the borrowing is a fixed rate of 7.5%.  The loan matures in November 2013.  Under the terms of the loan agreement, the Bank is required to remain well capitalized.
 
The Company also has an open line of credit with Federal Home Loan Bank totaling $25,000,000.  The Company had no borrowings outstanding at December 31, 2008 and 2007, respectively for this credit line.  Advances from the Federal Home Loan Bank are secured by qualifying assets of the Company.
 
The Company has a federal fund line of credit facility with the Atlantic Central Bankers Bank totaling $6,000,000.  The Company had no borrowings outstanding at December 31, 2008 and $3,375,000 at December 31, 2007.  Advances on this line are unsecured.
 
 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 8 – Short-term and Long-term Borrowings (Continued)
 
The components of long-term borrowings with the Federal Home Loan Bank at December 31, 2008 and 2007 are as follows (in thousands):
 
   
2008
   
2007
 
Maturity Date
 
Interest Rate
   
Outstanding
   
Interest Rate
   
Outstanding
 
April 2009
    4.27 %   $ 1,850       4.27 %   $ 1,850  
August 2009
    4.80 %     1,428       4.80 %     1,428  
January 2010
    3.50 %     2,000       -       -  
May 2010
    4.75 %     7,118       4.75 %     7,118  
January 2012
    3.23 %     1,479       -       -  
June 2013
    3.86 %     4,834       -       -  
August 2013
    3.98 %     3,052       -       -  
            $ 21,762             $ 10,396  
 
The components of short-term borrowings with the Federal Home Loan Bank at December 31, 2008 and 2007 are as follows (in thousands):
 
   
2008
   
2007
 
Maturity Date
 
Interest Rate
   
Outstanding
   
Interest Rate
   
Outstanding
 
September 2008
   
-
    $ -       4.78 %   $ 6,093  

Note 9 - Lease Commitments
 
The Company has a ten-year operating lease agreement for its main banking office, which commenced in June 2002.  The Company has the option to extend the lease agreement for five additional five-year periods.  An addendum to this lease commenced in the second quarter 2005 for additional space.  The Company is also required to pay a monthly fee for its portion of certain operating expenses, including real estate taxes, insurance, utilities, maintenance and repairs in addition to the base rent.
 
In November 2002, an investment group comprised of related parties of the Company (executive officers and directors) agreed to purchase the office building in which the Company leases office space as described above.  The purchase was consummated on January 10, 2003.  The initial lease terms for the Company’s lease were negotiated at arm’s length with the former owner in 2001.  There were no modifications or amendments to the terms of that lease agreement by the new owners.  The lease terms for the additional space in 2005 are comparable to similarly outfitted space in the Company’s market.
 
The Company has a five-year operating lease agreement for its Tilghman Street site, which commenced in April 2004.  The Company has the option to extend the lease agreement for four additional five-year periods.  The Company is also required to pay a monthly fee for its portion of certain operating expenses, including real estate taxes, insurance, utilities, maintenance and repairs in addition to the base rent.
 
In March 2006, the Company entered into a lease agreement with a related party of the Company (director) for a five-year operating lease agreement for its West Broad Street site, which commenced in September 2006.  The Company has
 
 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 9 - Lease Commitments (Continued)
 
the option to extend the lease agreement for four additional five-year periods and a final renewal option of four years, eleven months.
 
In July 2005, the Company entered into a ground lease agreement for a branch location on Cedar Crest Boulevard in Allentown, which commenced in 2007.  A building is currently under construction on the site and is expected to be completed by the third quarter of 2009.  Subsequent to December 31, 2008, the Company committed to a lease agreement for this fifth branch location which will terminate the ground lease. The new lease is included in the minimum lease payment schedule.
 
In October 2005, the Company entered into a seven year operating lease agreement for its Hamilton Boulevard branch location in Trexlertown, which commenced in January 2007.  The Company has the option to extend the lease agreement for one additional five-year period and a final renewal option of four years, ten months.  The Company is also required to pay a monthly fee for its portion of certain operating expenses, including real estate taxes, insurance, utilities, maintenance and repairs in addition to the base rent.
 
In June 2008, the Company entered into a commercial lease agreement for a potential branch location on Route 378 in Lower Saucon Township, which is expected to open in 2009.
 
Subsequent to December 31, 2008, the Company entered into a land lease agreement for a branch location on Corriere Road and Route 248 in Lower Nazareth Township.  The agreement is contingent upon completing proper due diligence of the site, including title, survey, and environmental matters, planning and zoning approvals, and proper banking regulatory approvals.
 
Future minimum lease payments by year and in the aggregate, under all lease agreements, are as follows (in thousands):
 
   
Related Parties
   
Third Parties
   
Total
 
2009
  $ 298     $ 352     $ 650  
2010
    298       562       860  
2011
    298       562       860  
2012
    156       563       719  
2013
    45       568       613  
Thereafter
    120       4,493       4,613  
                         
    $ 1,215     $ 7,100     $ 8,315  
 
Total rent expense was $578,000 and $558,000 for the years ended December 31, 2008 and 2007, respectively.  Rent expense to related parties was $306,000 and $306,000 for the years ended December 31, 2008 and 2007.  Rent expense to third parties was $272,000 and $252,000 for the years ended December 31, 2008 and 2007, respectively.
 
Note 10 - Employment Agreements
 
Employment agreements between the Company and the Company’s Chief Executive Officer and Chief Operating Officer provide minimum annual salary, maximum bonuses, minimum stock options and change of control provisions.  In addition, the terms of both employment agreements automatically renew annually for five year periods until each executive reaches the age of seventy (70).  Upon resignation after a change in the control of the Company, as defined in the agreement, the individual will receive monetary compensation in the amount set forth in the agreement.
 
 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 10 - Employment Agreements (Continued)
 
Employment agreement terms between the Company and the Company’s Executive Vice President (“the EVP”) providing change of control provisions were renegotiated on February 20, 2009.  The Boards of Directors of the Company approved the execution of an amended and restated employment agreement (the “Agreement”) with the EVP of the Company, in order to provide for enhanced change in control provisions, and to replace the employment agreement dated July 16, 2004, between the EVP and the Bank, as subsequently amended on December 17, 2006 (the “Prior Agreement”).  The Agreement provides for a three year term, with successive annual automatic one year extensions, such that there is never less than three years remaining on the Agreement, at such salary and bonuses as shall be agreed between the EVP and the Company.
 
Note 11 - Stockholders’ Equity
 
All historical share and per share information has been retroactively adjusted for the effect of all stock splits declared by the Bank, including the three-for-two stock split declared October 26, 2007.
 
On December 26, 2006, the Bank commenced the sale of 300,000 shares of its common stock at $10 per share.  The shares were offered through January 31, 2007 exclusively to existing shareholders and thereafter to the general public.  In May 2007, the Bank extended the offering to August 31, 2007.  As of August 31, 2007, the Bank sold 221,537 shares of its common stock and incurred $43 thousand in stock issuance costs and the offering was closed.
 
On November 11, 2008, the Company consummated its acquisition of Embassy Bank For The Lehigh Valley pursuant to a Plan of Merger and Reorganization dated April 18, 2008, pursuant to which the Bank was reorgnized into a bank holding company structure.  At the effective time of the reorganization, each share of common stock of Embassy Bank For The Lehigh Valley issued and outstanding was automatically converted into one share of Company common stock.  The issuance of Company common stock in connection with the reorganization was exempt from registration pursuant to Section 3(a)(12) of the Securities Act of 1933, as amended.
 
Note 12 - Stock Option Plan
 
In 2001, the Company adopted the 2001 Option Plan.  The Plan authorizes the Board of Directors to grant options to officers, other employees and directors of the Company.  In 2004, the shareholders voted to increase the number of shares for which options may be granted to 1,518,750, as adjusted for the stock splits in 2004, 2005 and 2007.  The shares granted under the Plan to directors are non-qualified options.  The shares granted under the Plan to officers and other employees are “incentive stock options,” and are subject to the limitations under Section 422 of the Internal Revenue Code.  Shares subject to options under the Plan may be either from authorized but unissued shares of the Company or shares purchased in the open market.
 
All options granted under the Plan are subject to vesting requirements of not less than three years and the term shall not exceed ten years.  The exercise price of the options granted shall be the fair market value of a share of common stock at the time of the grant.
 
 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements
 
Note 12 - Stock Option Plan (Continued)
 
All number of options and weighted average exercise prices have been adjusted for the stock splits in 2004, 2005, and 2007.  Transactions under the plan are summarized as follows:
 
    Number of Options    
Weighted Average
Exercise Price
 
             
Outstanding, December 31, 2006
    953,554     $ 3.77  
Granted
    -       -  
Exercised
    (35,436 )     2.88  
Forfeited
    (300 )     10.00  
                 
Outstanding, December 31, 2007
    917,818     $ 3.81  
Granted
    -       -  
Exercised
    (4,827 )     3.29  
Forfeited
    (3,317 )     8.27  
                 
Outstanding, December 31, 2008
    909,674     $ 3.79  
                 
Exercisable, December 31, 2008
    909,674     $ 3.79  
 
Stock options outstanding at December 31, 2008 are exercisable at prices ranging from $2.84 to $10.00 a share.  The weighted-average remaining contractual life of options outstanding and exercisable at December 31, 2008 is 2.72 years. The weighted-average remaining contractual life of options outstanding and exercisable at December 31, 2007 is 3.73 and 3.64 years, respectively.  At December 31, 2008, the aggregate intrinsic value of options outstanding and exercisable was $5,421,705.  For the years ending December 31, 2008 and 2007, the aggregate intrinsic value of options exercised was $32,411 and $252,170, respectively.
 
The following table summarizes information about the range of exercise prices for stock options outstanding at December 31, 2008:
 
Range of Exercise Price
   
Weighted Average Exercise Price
   
Number Outstanding
   
Weighted Average Remaining Contractual Life (Years)
   
Number Exercisable
 
                           
  $    2.00 to $3.00     $ 2.84       674,587       2.03       674,587  
  $    3.00 to $4.00       3.91       97,028       3.52       97,028  
  $    6.00 to $7.00       6.40       62,695       5.00       62,695  
  $  9.00 to $10.00       10.00       75,364       6.00       75,364  
                                     
                  909,674               909,674  

 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 13 - Federal Income Taxes
 
The components of income tax expense (benefit) for the years ended December 31, 2008 and 2007 are as follows:
 
   
2008
   
2007
 
   
(In Thousands)
 
       
Current
  $ 255     $ 98  
Deferred
    403       (214 )
Benefit of reduction in deferred tax asset valuation allowance
    -       (1,125 )
                 
    $ 658     $ (1,241 )
 
A reconciliation of the statutory federal income tax at a rate of 34% to the income tax benefit included in the statement of income for the years ended December 31, 2008 and 2007 is as follows (in thousands):
 
   
2008
   
2007
 
   
(In Thousands)
 
             
Federal income tax at statutory rate
  $ 627     $ 98  
Change in valuation allowance
    -       (1,353 )
Other
    31       14  
    $ 658     $ (1,241
 
In July 2006, the Financial Accounting Standards Board (FASB) issued Interpretation No. 48, Accounting for Uncertainty in Income Taxes (FIN 48).  FIN 48 clarifies the accounting for uncertainty in income taxes recognized in an enterprise’s financial statements in accordance with FASB Statement 109, Accounting for Income Taxes.  FIN 48 is effective for fiscal years beginning after December 15, 2006.  The Company adopted FIN 48 as of January 1, 2007 and has evaluated its tax positions.  A tax position is recognized as a benefit only if it is “more likely than not” that the tax position would be sustained in a tax examination, with a tax examination being presumed to occur.  The amount recognized is the largest amount of tax benefit that has a likelihood of being realized on examination of more than 50 percent.  For tax positions not meeting the “more likely than not” test, no tax benefit is recorded.  Under the “more likely than not” threshold guidelines, the Company believes no significant uncertain tax positions exist, either individually or in the aggregate, that would give rise to the non-recognition of an existing tax benefit.  As of January 1, 2007, January 1, 2008, and December 31, 2008 the Company had no material unrecognized tax benefits or accrued interest and penalties.  The Company’s policy is to account for interest as a component of interest expense and penalties as a component of other expense.  The Company is subject to U.S. federal income tax.  The Company is no longer subject to examination by U.S. Federal taxing authorities for years before 2004.
 

Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 13 – Federal Income Taxes (Continued)
 
The components of the net deferred tax asset at December 31, 2008 and 2007 are as follows:
 
   
2008
   
2007
 
   
(In Thousands)
 
             
Deferred tax assets:
           
Allowance for loan losses
  $ 963     $ 840  
Net operating loss carryforwards
    -       545  
Contributions carryforward
    191       220  
Other
    122       68  
                 
Total Deferred Tax Assets
    1,276       1,673  
                 
Deferred tax liabilities:
               
Premises and equipment
    48       92  
Prepaid assets
    168       136  
Stock options
    86       -  
Cash basis conversion
    136       204  
Unrealized gain on securities available for sale
    503       39  
                 
Total Deferred Tax Liabilities
    941       471  
                 
Net Deferred Tax Asset
  $ 335     $ 1,202  

Based upon the level of historical taxable income and projections for future taxable income over periods in which the deferred tax assets are deductible, management believes it is more likely than not that the Company will realize the benefits of these deductible differences.
 
Note 14 - Transactions with Executive Officers, Directors and Principal Stockholders
 
The Company has had, and may be expected to have in the future, banking transactions in the ordinary course of business with its executive officers, directors, principal stockholders, their immediate families and affiliated companies (commonly referred to as related parties), on the same terms, including interest rates and collateral, as those prevailing at the time for comparable transactions with others.
 
Related parties were indebted to the Company for loans totaling $7,044,000 and $7,091,000 at December 31, 2008 and 2007, respectively.  During 2008, loans totaling $1,388,000 were disbursed and loan repayments totaled $1,435,000.
 
Fees paid to related parties for legal services for the years ended December 31, 2008 and 2007, were approximately $24,000 and $41,000, respectively.  The Company leases its main banking office from an investment group comprised of related parties and its West Broad Street office also from a related party as described in Note 9.
 
Note 15 - Financial Instruments with Off-Balance Sheet Risk
 
The Company is a party to financial instruments with off-balance sheet risk in the normal course of business to meet the financing needs of its customers.  These financial instruments include commitments to extend credit and letters of credit.  Such commitments involve, to varying degrees, elements of credit and interest rate risk in excess of the amount recognized in the balance sheets.
 
The Company's exposure to credit loss in the event of nonperformance by the other party to the financial instrument for commitments to extend credit and letters of credit is represented by the contractual amount of those instruments.  The Company uses the same credit policies in making commitments and conditional obligations as it does for on-balance sheet instruments.

  
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 15 - Financial Instruments with Off-Balance Sheet Risk (Continued)
 
At December 31, 2008 and 2007, the following financial instruments were outstanding whose contract amounts represent credit risk:
 
   
2008
   
2007
 
   
(In Thousands)
 
       
Commitments to grant loans, fixed
  $ 311     $ 2,631  
Commitments to grant loans, variable
    300       4,974  
Unfunded commitments under lines of credit, fixed
    886       2,353  
Unfunded commitments under lines of credit, variable
    43,000       30,058  
Standby letters of credit
    2,743       1,960  
                 
    $ 47,240     $ 41,976  

Commitments to extend credit are agreements to lend to a customer as long as there is no violation of any condition established in the contract.  Since many of the commitments are expected to expire without being drawn upon, the total commitment amounts do not necessarily represent future cash requirements.  Commitments generally have fixed expiration dates or other termination clauses and may require payment of a fee.  The Company evaluates each customer’s credit worthiness on a case-by-case basis.  The amount of collateral obtained, if deemed necessary by the Company upon extension of credit, is based on management’s credit evaluation.  Collateral held varies but may include personal or commercial real estate, accounts receivable, inventory and equipment.
 
Outstanding letters of credit written are conditional commitments issued by the Company to guarantee the performance of a customer to a third party.  The majority of these standby letters of credit expire within the next twelve months.  The credit risk involved in issuing letters of credit is essentially the same as that involved in extending other loan commitments.  The Company requires collateral supporting these letters of credit as deemed necessary.  The maximum undiscounted exposure related to these commitments at December 31, 2008 and 2007 was $2,743,000 and $1,960,000, respectively, and the approximate value of underlying collateral upon liquidation that would be expected to cover this maximum potential exposure was $2,698,000 and $1,925,000, respectively. The current amount of the liability as of December 31, 2008 and 2007 for guarantees under standby letters of credit issued is not material.
 
Note 16 - Regulatory Matters
 
The Company is required to maintain cash reserve balances in vault cash and with the Federal Reserve Bank.  As of December 31, 2008, the Company had a $495,000 minimum reserve balance, which was covered by vault cash.
 
The Bank is subject to various regulatory capital requirements administered by the federal banking agencies.  Failure to meet the minimum capital requirements can initiate certain mandatory and possibly additional discretionary-actions by regulators that, if undertaken, could have a direct material effect on the Bank’s financial statements.  Under capital adequacy guidelines and the regulatory framework for prompt corrective action, the Bank must meet specific capital guidelines that involve quantitative measures of the Bank’s assets, liabilities and certain off-balance sheet items as calculated under regulatory accounting practices.  The Bank’s capital amounts and classification are also subject to qualitative judgments by the regulators about components, risk-weightings and other factors.
 

Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 16 – Regulatory Matters (Continued)
 
Quantitative measures established by regulation to ensure capital adequacy require the Bank to maintain minimum amounts and ratios (set forth below) of total and Tier 1 capital (as defined in the regulations) to risk-weighted assets and of Tier 1 capital to average assets.  Management believes, as of December 31, 2008, that the Company meets all capital adequacy requirements to which it is subject.
 
As of December 31, 2008, the most recent notification from the regulatory agencies categorized the Bank as well capitalized under the regulatory framework for prompt corrective action.  To be categorized as well capitalized, the Bank must maintain minimum total risk-based, Tier 1 risk-based and Tier 1 leverage ratios as set forth in the table below.  There are no conditions or events since that notification that management believes have changed the Bank’s category.
 
The Bank’s actual capital amounts and ratios at December 31, 2008 and 2007 are presented below:
 
   
Actual
   
For Capital Adequacy Purposes
   
To be Well Capitalized under Prompt Corrective Action Provisions
 
   
Amount
   
Ratio
   
Amount
   
Ratio
   
Amount
   
Ratio
 
   
(Dollar Amounts in Thousands)
 
       
December 31, 2008:
                                   
Total capital (to risk-weighted assets)
  $ 33,637       11.7 %   $ ³  22,917           8. 0 %   $ ³ 28,646       10.0 %
Tier 1 capital (to risk-weighted assets)
    30,705       10.7       ³  11,459       ³ 4.0       ³ 17,188         6.0  
Tier 1 capital (to average assets)
    30,705       8.1       ³  15,260       ³ 4.0       ³ 19,075         5.0  
                                                 
December 31, 2007:
                                               
Total capital (to risk-weighted assets)
  $ 29,911       12.0 %   $ ³  19,874       ≥   8.0 %   $ ³ 24,843         10.0 %
Tier 1 capital (to risk-weighted assets)
    27,408       11.0       ³    9,937       ³ 4.0       ³  14,906          6.0  
Tier 1 capital (to average assets)
    27,408       8.4       ³  13,135       ³ 4.0       ³  16,418           5.0  

The Bank is subject to certain restrictions on the amount of dividends that it may declare due to regulatory considerations.  The Pennsylvania Banking Code provides that cash dividends may be declared and paid only out of accumulated net earnings.
 
The Federal Reserve Board approved a final rule in February 2006 that expands the definition of a small bank holding company (“BHC”) under the Board’s Small Bank Holding Company Policy Statement and the Board’s risk-based and leverage capital guidelines for bank holding companies.  In its revisions to the Policy Statement, the Federal Reserve Board has raised the small BHC asset size threshold from $150 million to $500 million and amended the related qualitative criteria for determining eligibility as a small BHC for the purposes of the policy statement and the capital guidelines.  The policy statement facilitates the transfer of ownership of small community banks by permitting debt levels at small BHCs that are higher than what would typically be permitted for larger BHCs.  Because small BHCs may, consistent with the policy statement, operate at a level of leverage that generally is inconsistent with the capital guidelines, the capital guidelines provide an exemption for small BHCs.  Based on the ruling, Embassy Bancorp, Inc. meets the eligibility criteria of a small BHC and is exempt from regulatory capital requirements administered by the federal banking agencies.
 
 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 17 - Fair Value of Financial Instruments
 
Management uses its best judgment in estimating the fair value of the Company’s financial instruments; however, there are inherent weaknesses in any estimation technique.  Therefore, for substantially all financial instruments, the fair value estimates herein are not necessarily indicative of the amounts the Company could have realized in a sales transaction on the dates indicated.  The estimated fair value amounts have been measured as of their respective year-ends and have not been re-evaluated or updated for purposes of these financial statements subsequent to those respective dates.  As such, the estimated fair values of these financial instruments subsequent to the respective reporting dates may be different than the amounts reported at each year-end.
 
In September 2006, the Financial Accounting Standards Board (“FASB”) issued Statement No. 157, Fair Value Measurements (“SFAS 157”), which defines fair value, establishes a framework for measuring fair value under GAAP, and expands disclosures about fair value measurements.  SFAS 157 applies to other accounting pronouncements that require or permit fair value measurements.  The Company adopted SFAS 157 effective for its fiscal year beginning January 1, 2008.
 
In December 2007, the FASB issued FASB Staff Position 157-2, Effective Date of FASB Statement No. 157 (“FSP 157-2”).  FSP 157-2 delays the effective date of SFAS 157 for all non-financial assets and liabilities, except those that are recognized or disclosed at fair value on a recurring basis (at least annually) to fiscal years beginning after November 15, 2008 and interim periods within those fiscal years.  As such, the Company only partially adopted the provisions of SFAS 157, and will begin to account and report for non-financial assets and liabilities in 2009.  In October 2008, the FASB issued FASB Staff Position 157-3, Determining the Fair Value of a Financial Asset When the Market for that Asset is Not Active (“FSP 157-3”), to clarify the application of the provisions of SFAS 157 in an inactive market and how an entity would determine fair value in an inactive market.  FSP 157-3 is effective immediately and applies to the Company’s December 31, 2008 consolidated financial statements.  The adoption of SFAS 157 and FSP 157-3 had no impact on the amounts reported in the consolidated financial statements .  
 
The primary effect of SFAS 157 on the Company was to expand the required disclosures pertaining to the methods used to determine fair values.
 
SFAS 157 establishes a fair value hierarchy that prioritizes the inputs to valuation methods used to measure fair value.  The hierarchy gives the highest priority to unadjusted quoted prices in active markets for identical assets or liabilities (Level 1 measurements) and the lowest priority to unobservable inputs (Level 3 measurements).  The three levels of the fair value hierarchy under SFAS 157 are as follows:
 
Level 1 :
Unadjusted quoted prices in active markets that are accessible at the measurement date for identical, unrestricted assets or liabilities.

Level 2 :
Quoted prices in markets that are not active, or inputs that are observable either directly or indirectly, for substantially the full term of the asset or liability.

Level 3 :
Prices or valuation techniques that require inputs that are both significant to the fair value measurement and unobservable (i.e., supported with little or no market activity).
 
An asset’s or liability’s level within the fair value hierarchy is based on the lowest level of input that is significant to the fair value measurement.
 

Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements
 
Note 17 - Fair Value of Financial Instruments (Continued)
 
For financial assets measured at fair value on a recurring basis, the fair value measurements by level within the fair value hierarchy used at December 31, 2008 are as follows (in thousands):
 
   
December 31, 2008
   
(Level 1)
Quoted Prices in Active Markets for Identical Assets
   
(Level 2)
Significant
Other
Observable
Inputs
   
(Level 3)
Significant
Unobservable
Inputs
 
                         
Securities available for sale
  $ 54,251     $ -0-     $ 54,251     $ -0-  

The following information should not be interpreted as an estimate of the fair value of the entire Company since a fair value calculation is only provided for a limited portion of the Company’s assets and liabilities.  Due to a wide range of valuation techniques and the degree of subjectivity used in making the estimates, comparisons between the Company’s disclosures and those of other companies may not be meaningful.  The following methods and assumptions were used to estimate the fair values of the Company’s financial instruments at December 31, 2008 and 2007:
 
Cash and Cash Equivalents (Carried at Cost)
 
The carrying amounts reported in the balance sheet for cash and short-term instruments approximate those assets’ fair values.
 
Interest Bearing Time Deposits (Carried at Cost)
 
Fair values for fixed-rate time certificates of deposit are estimated using a discounted cash flow calculation that applies interest rates currently being offered in the market on certificates to a schedule of aggregated expected monthly maturities on time deposits.  The Company generally purchases amounts below the insured limit, limiting the amount of credit risk on these time deposits.
 
Securities (Carried at Fair Value)
 
The fair value of securities available for sale (carried at fair value) and held to maturity (carried at amortized cost) are determined by obtaining quoted market prices on nationally recognized securities exchanges (Level 1), or matrix pricing (Level 2), which is a mathematical technique used widely in the industry to value debt securities without relying exclusively on quoted market prices for the specific securities but rather by relying on the securities’ relationship to other benchmark quoted prices.  For certain securities which are not traded in active markets or are subject to transfer restrictions, valuations are adjusted to reflect illiquidity and/or non-transferability, and such adjustments are generally based on available market evidence (Level 3).  In the absence of such evidence, management’s best estimate is used.  Management’s best estimate consists of both internal and external support on certain Level 3 investments.  Internal cash flow models using a present value formula that includes assumptions market participants would use along with indicative exit pricing obtained from broker/dealers (where available) were used to support fair values of certain Level 3 investments.
 
Loans Receivable (Carried at Cost)
 
The fair values of loans are estimated using discounted cash flow analyses, using market rates at the balance sheet date that reflect the credit and interest rate-risk inherent in the loans.  Projected future cash flows are calculated based upon contractual maturity or call dates, projected repayments and prepayments of principal.  Generally, for variable rate loans that reprice frequently and with no significant change in credit risk, fair values are based on carrying values.
 
 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 17 - Fair Value of Financial Instruments (Continued)
 
Impaired Loans (Generally Carried at Fair Value)
 
Impaired loans are those that are accounted for under FASB Statement No. 114, Accounting by Creditors for Impairment of a Loan (“SFAS 114”) , in which the Bank has measured impairment generally based on the fair value of the loan’s collateral.  Fair value is generally determined based upon independent third-party appraisals of the properties, or discounted cash flows based upon the expected proceeds.  These assets are included as Level 3 fair values, based upon the lowest level of input that is significant to the fair value measurements.  There were no impaired loans at December 31, 2008 and 2007, respectively.
 
Restricted Investment in Bank Stock (Carried at Cost)
 
The carrying amount of restricted investment in bank stock approximates fair value, and considers the limited marketability of such securities.
 
Accrued Interest Receivable and Payable (Carried at Cost)
 
The carrying amount of accrued interest receivable and accrued interest payable approximates its fair value.
 
Deposit Liabilities (Carried at Cost)
 
The fair values disclosed for demand deposits (e.g., interest and noninterest checking, passbook savings and money market accounts) are, by definition, equal to the amount payable on demand at the reporting date (i.e., their carrying amounts).  Fair values for fixed-rate certificates of deposit are estimated using a discounted cash flow calculation that applies interest rates currently being offered in the market on certificates to a schedule of aggregated expected monthly maturities on time deposits.
 
Securities Sold Under Agreements to Repurchase and Federal Funds Purchased (Carried at Cost)
 
These borrowings are short term and the carrying amount approximates the fair value.
 
Short-Term Borrowings (Carried at Cost)
 
The carrying amounts of short-term borrowings approximate their fair values.
 
Long-Term Borrowings (Carried at Cost)
 
Fair values of FHLB and Univest advances are estimated using discounted cash flow analysis, based on quoted prices for new FHLB and Univest advances with similar credit risk characteristics, terms and remaining maturity.  These prices obtained from this active market represent a market value that is deemed to represent the transfer price if the liability were assumed by a third party.
 
Fair values for the Company’s off-balance sheet financial instruments (lending commitments and letters of credit) are based on fees currently charged in the market to enter into similar agreements, taking into account, the remaining terms of the agreements and the counterparties’ credit standing.
 

Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 17 - Fair Value of Financial Instruments (Continued)
 
Off-Balance Sheet Financial Instruments (Disclosed at Cost)

The estimated fair values of the Company’s financial instruments were as follows at December 31, 2008 and 2007.
 
   
December 31, 2008
   
December 31, 2007
 
   
Carrying
Amount
   
Fair
Value
   
Carrying
Amount
   
Fair
Value
 
   
(In Thousands)
 
Financial assets:
                       
Cash and cash equivalents
  $ 12,054     $ 12,054     $ 3,362     $ 3,362  
Interest bearing time deposits
    1,694       1,694       -       -  
Securities available-for-sale
    54,251       54,251       49,496       49,496  
Restricted investments in bank stock
    2,075       2,075       1,509       1,509  
Loans receivable, net of allowance
    316,648       321,814       274,313       268,893  
Accrued interest receivable
    1,197       1,197       1,138       1,138  
                                 
Financial liabilities:
                               
Deposits
    307,570       316,726       266,641       264,651  
Securities sold under agreements to repurchase and federal funds purchased
    26,019       26,019       17,965       17,965  
Short-term borrowings
    -       -       6,093       6,093  
Long-term borrowings
    23,162       24,203       10,396       10,596  
Accrued interest payable
    2,563       2,563       4,117       4,117  
                                 
Off –balance sheet financial instruments:
                               
Commitments to grant loans
    -       -       -       -  
Unfunded commitments under lines of credit
    -       -       -       -  
Standby letters of credit
    -       -       -       -  

 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements
 
Note 18 – Parent Company Only Financial

Condensed financial information pertaining only to the parent company, Embassy Bancorp Inc., is as follows:

BALANCE SHEETS

   
December 31,
 
   
2008
 
   
(In Thousands)
 
ASSETS
     
       
Cash
  $ 100  
Other assets
    7  
Investment in subsidiary
    30,703  
Total Assets
  $ 30,810  
         
LIABILITIES AND STOCKHOLDERS’ EQUITY
       
         
Long-term borrowings
  $ 1,400  
Other liabilities
    15  
Stockholders’ equity
    29,395  
Total Liabilities and Stockholders’ Equity
  $ 30,810  
         
         
STATEMENT OF INCOME
       
         
   
Year Ended
 
   
December 31, 2008
 
   
(In Thousands)
 
         
Interest expense on borrowings
  $ (1 )
Other expenses
    (6 )
Undistributed net income of banking subsidiary
    1,191  
Income before income taxes
    1,844  
Income tax expense
    (658 )
Net income
  $ 1,186  

 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

Note 18 – Parent Company Only Financial (Continued)

STATEMENT OF CASH FLOWS

   
Year Ended
 
   
December 31, 2008
 
   
(In Thousands)
 
       
Cash Flows from Operating Activities :
     
Net income
  $ 1,186  
Adjustments to reconcile net income to net cash provided by operating activities:
       
Net change in other assets and liabilities
    8  
Equity in undistributed net income of banking subsidiary
    (1,191 )
Net Cash Provided by Operating Activities
 
3
 
         
Cash Flows from Investing Activities:
       
Capital contribution to banking subsidiary
    (1,317 )
Net Cash Used in Investing Activities
    (1,317 )
         
Cash Flows from Financing Activities:
       
Proceeds from long-term borrowings
    1,400  
Proceeds from exercise of stock options
    17  
Purchase of treasury stock
    (3 )
Net Cash Provided by Financing Activities
    1,414  
         
Net Increase in Cash
    100  
         
Cash – Beginning
 
-
 
         
Cash - Ending
 
100
 

 
Embassy Bancorp, Inc.
Notes to Consolidated Financial Statements

CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE.

None.

Item 9A.
(T)  CONTROLS AND PROCEDURES.

(a)
Evaluation of disclosure controls and procedures.

The Company maintains controls and procedures designed to ensure that information required to be disclosed in the reports that the Company files or submits under the Securities Exchange Act of 1934 is recorded, processed, summarized and reported within the time periods specified in the rules and forms of the Securities and Exchange Commission.  Based upon their evaluation of those controls and procedures as of December 31, 2008, the Chief Executive and Chief Financial Officers of the Company concluded that the Company’s disclosure controls and procedures were adequate.

(b)
Management’s Report on Internal Control Over Financial Reporting.

Management is responsible for establishing and maintaining adequate internal control over financial reporting, as such term is defined in Exchange Act Rule 13a-15(f) under the Securities Exchange Act of 1934.  Under the supervision and with the participation of the principal executive officer and principal financial officer, we conducted an evaluation of the effectiveness of our control over financial reporting based on the Internal Control- Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (“COSO”). Based on our evaluation under the framework, management has concluded that our internal control over financial reporting was effective as of December 31, 2008.

This annual report does not include an attestation report of the Company’s independent registered public accounting firm regarding internal control over financial reporting.  The Company’s internal control over financial reporting was not subject to attestation by the Company’s independent registered public accounting firm pursuant to temporary rules of the Securities and Exchange Commission that permit the Company to provide only management’s report in this annual report.

(c)
Changes in Internal Controls Over Financial Reporting.

There have not been any changes in the Company’s internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the final fiscal quarter of the year to which this report relates that have materially affected, or are reasonably likely to materially affect the Company’s internal control over financial reporting.

Item 9B.
OTHER INFORMATION.

 
None.


PART III

DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE.

The information required by Part III, Item 10 has been omitted. Such information is incorporated herein by reference to a definitive proxy statement to be filed with the SEC within 120 days of December 31, 2008 in connection with the Company’s annual meeting of shareholders to be held on June 18, 2009.

EXECUTIVE COMPENSATION.

The information required by Part III, Item 11 has been omitted. Such information is incorporated herein by reference to a definitive proxy statement to be filed with the SEC within 120 days of December 31, 2008 in connection with the Company’s annual meeting of shareholders to be held on June 18, 2009.

SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER MATTERS.

The information required by Part III, Item 12 has been omitted. Such information is incorporated herein by reference to a definitive proxy statement to be filed with the SEC within 120 days of December 31, 2008 in connection with the Company’s annual meeting of shareholders to be held on June 18, 2009.

CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE.

The information required by Part III, Item 13 has been omitted. Such information is incorporated herein by reference to a definitive proxy statement to be filed with the SEC within 120 days of December 31, 2008 in connection with the Company’s annual meeting of shareholders to be held on June 18, 2009.

Item 14.
PRINCIPAL ACCOUNTANT FEES AND SERVICES.

The following fees were incurred by the Company for 2008 and 2007:
 
   
2008
   
2007
 
Audit fees (1)
  $ 63,699     $ 58,799  
Audit-related fees (2)
    1,500       2,278  
Tax fees (3)
    6,561       6,259  
All other fees
    --       --  
                 
    $ 71,000     $ 67,336  

 
(1)
Includes professional services rendered for the audit of the Company’s annual financial statements and review of financial statements included in Forms 10-Q, or services normally provided in connection with statutory and regulatory, including out-of-pocket expenses.
 
(2)
Assurance and related services reasonably related to the performance of the audit or review of financial statements include the following:  assistance with regulatory filing requirements, and consultations on accounting applications.
 
(3)
Tax fees include the following:  preparation of state and federal tax returns.

These fees were approved in accordance with the Company’s Audit Committee’s policy.

 
PART IV

Item 15.   EXHIBITS AND FINANCIAL STATEMENT SCHEDULES.

(a)
Financial Statement Schedules can be found under Item 8 of this report.

(b)
Exhibits required by Item 601 of Regulation S-K:
 
Exhibit Number
  Description
     
 
Holding Company Plan of Merger and Reorganization dated April 18, 2008.
3.1
 
Articles of Incorporation (Incorporated by reference to Exhibit 1 of Registrant’s Form 8-A filed on December 11, 2008).
3.2
 
By-Laws (Incorporated by reference to Exhibit 2 of Registrant’s Form 8-A filed on December 11, 2008).
 
2001 Stock Option Plan.
 
Lease Agreement for the Rte. 512 Bethlehem Office.
 
Lease Agreement dated October 21, 2005 for Hamilton Blvd. and Mill Creek Rd., Lower Macungie Township, Pennsylvania.
 
Lease Addendum for additional space in the Rte. 512, Bethlehem Office.
 
Lease Agreement dated March 11, 2009 for Cedar Crest Blvd., Allentown, Pennsylvania.
 
Lease Agreement for Tilghman Street location.
 
Lease Agreement dated March 17, 2006 for 925 West Broad St, Bethlehem PA.
 
Lease Agreement dated June 17, 2008 for 5828 Old Bethlehem Pike, Center Valley, PA.
 
Lease Agreement dated March 19, 2009 for Corriere Road and Route 248 in Lower Nazareth Township, PA.
 
Employment Agreement – D. Lobach, dated January 1, 2006.
 
Employment Agreement – J. Hunsicker, dated January 1, 2006.
 
Employment Agreement – J. Bartholomew, dated February 20, 2009.
 
Supplemental Executive Retirement Plan dated January 5, 2009, for David M. Lobach.
 
Supplemental Executive Retirement Plan dated January 5, 2009, for Judith A. Hunsicker.
 
Supplemental Executive Retirement Plan dated January 5, 2009 for James R. Bartholomew.
11.1
 
The statement regarding computation of per share earnings required by this exhibit is contained in Note 5 to the financial statements captions “Basic and Diluted Earnings Per Share.”
 
Code of Conduct (Ethics).
 
Consent of Beard Miller Company LLP
 
Certification of Principal Executive Officer pursuant to Rule 13a-14(a)/15d-14(a).
 
Certification of Principal Financial Officer pursuant to Rule 13a-14(a)/15d-14(a).
 
Certification of Principal Executive Officer and Principal Financial Officer pursuant to Section 1350 of the Sarbanes-Oxley Act of 2002.

 
SIGNATURES

Pursuant to the requirements of Section 13 or 15 (d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed in its behalf by the undersigned, thereunto duly authorized.


 
EMBASSY BANCORP, INC.
 
       
       
 
By
/s/ David M. Lobach Jr.
 
   
David M. Lobach, Jr.
 
Dated: March 30, 2009
 
President and Chief Executive Officer
 
       
       
Dated: March 30, 2009
By
/s/ Judith A. Hunsicker
 
   
Judith A. Hunsicker
 
   
Senior Executive Vice President, Chief Operating
 
   
Officer, Secretary and Chief Financial Officer
 

 
Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.


 
Dated: March 30, 2009
/s/ Geoffrey F. Boyer
 
   
Geoffrey F. Boyer, Director
 
       
       
 
Dated: March 30, 2009
/s/ John B. Brew Jr.
 
   
John B. Brew, Jr., Director
 
       
       
 
Dated: March 30, 2009
/s/ Robert P. Daday
 
   
Robert P. Daday, Director
 
       
       
 
Dated: March 30, 2009
/s/ John G. Englesson
 
   
John G. Englesson, Director
 
       
       
 
Dated: March 30, 2009
/s/ Elmer D. Gates
 
   
Elmer D. Gates, Director and Chairman of the Board
 
       
       
 
Dated: March 30, 2009
/s/ M. Bernadette Holland
 
   
M. Bernadette Holland, Director
 
       
       
 
Dated: March 30, 2009
/s/ Fredric C. Jacobs
 
   
Fredric C. Jacobs, Director
 
       
       
 
Dated: March 30, 2009
/s/ Bernard M. Lesavoy
 
   
Bernard M. Lesavoy, Director
 
       
       
 
Dated: March 30, 2009
/s/ David M. Lobach Jr.
 
   
David M. Lobach, Jr., Director
 
       
       
 
Dated: March 30, 2009
/s/ John C. Pittman
 
   
John C. Pittman, Director
 
       
       
 
Dated: March 30, 2009
/s/ Frank Banko
 
   
Frank Banko, Director
 
       
       
 
Dated: March 30, 2009
/s/ John T. Yurconic
 
   
John T. Yurconic, Director
 
 
 
66



Exhibit 2

PLAN OF MERGER AND REORGANIZATION

Date:  April 18, 2008

EMBASSY BANK FOR THE LEHIGH VALLEY (the "Bank"), a banking institution organized under the Pennsylvania Banking Code of 1965, as amended (the "Banking Code"), and EMBASSY INTERIM BANK (the "Surviving Bank"), an interim bank in organization under the Banking Code, and EMBASSY BANCORP, INC.  (the "Holding Company"), a Pennsylvania business corporation organized under the Pennsylvania Business Corporation Law of 1988, as amended, hereby enter into this Plan of Merger and Reorganization (the "Plan").

In consideration of their mutual promises and covenants, the parties hereto, deeming it to be advantageous to their respective banking associations, corporation and their shareholders, have duly approved this Plan and its execution, and do hereby adopt this Plan setting forth the method, terms and conditions of the merger, including the rights under the Plan of the shareholders of each of the parties, and the agreements concerning the merger:

1.            Merger .  The Bank shall merge into the Surviving Bank under the charter of the Surviving Bank, under the title of "Embassy Bank for the Lehigh Valley", and pursuant to the provisions of the Banking Code, by the method, on the terms and subject to the conditions and requirements hereinafter stated. Upon the merger becoming effective, Bank and Surviving Bank shall be merged into and continued in a single institution, the Surviving Bank, which shall he a Pennsylvania chartered bank and which shall be considered the same business and corporate entity as the constituent institutions.   The Surviving Bank shall thenceforth be responsible for all of the liabilities and obligations of the Bank.  The Surviving Bank shall, upon consummation of the merger, engage in the business of a Pennsylvania chartered bank at the principal office and the legally established and approved branch offices of the Bank. Surviving Bank shall maintain the insurance of the Federal Deposit Insurance Corporation in the same way as it is now carried by the Bank.

 
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2.            Articles of Incorporation of Surviving Bank . When the merger becomes effective, the Articles of Incorporation of the Surviving Bank shall be substantially in the form attached hereto as Exhibit "A" and by this reference incorporated herein.

3.             By-Laws of Surviving Bank .   When the merger becomes effective, the By-Laws of the Surviving Bank shall be substantially in the form attached hereto as Exhibit "B" and by this reference incorporated herein (subject to change as authorized by statute or By-Laws), and the principal office and established and authorized branch offices of the Bank shall become the principal office and established and authorized branch offices, respectively, of the Surviving Bank.

4.            Board of Directors of Surviving Bank .    The persons who shall constitute the Board of Directors of the Surviving Bank at the time the merger becomes effective shall be the persons who were then members of the Board of Directors of the Bank; they shall serve until the subsequent annual meeting of shareholders of Surviving Bank or until their successors are duly qualified and elected. Any vacancy in the Board of Directors of the Surviving Bank which may exist upon or after the effective date of the merger may be filled as provided by the Articles of Incorporation and By-Laws of the Surviving Bank.   The officers of the Bank at the time the merger becomes effective shall hold the same offices in the Surviving Bank.

 
28

 
 
5.            Conversion of Shares: Exchange of Certificates: Capitalization . Upon the merger becoming effective:

 
  (a)           Each issued and outstanding share of common stock of the Bank represented by an outstanding stock certificate shall, ipso facto, and without any action on the part of the holder thereof, become and be converted into one (1) share of common stock of the Holding Company, par value $1.00 per share.  As soon as practicable after the merger becomes effective, holders of shares of Bank common stock shall be furnished a form letter of transmittal for the tender of their shares to the Surviving Bank, which shall act as Exchange Agent for the Holding Company, to be exchanged for new certificates for the appropriate number of shares of Holding Company common stock.  Holding Company shall be required to issue certificates for Holding Company common stock only upon the actual surrender of Bank shares and may require an indemnity agreement or bond from any Bank shareholder who is unable to surrender his or her certificate by reason of loss or destruction of the certificate.   Upon surrender for cancellation to the Exchange Agent of one or more certificates for shares of Bank common stock, accompanied by a duly executed letter of transmittal in proper form, the Exchange Agent shall, promptly after the effective date of the merger, deliver to each holder of such surrendered Bank certificates new certificates representing the appropriate number of shares of Holding Company common stock. Until certificates for Bank common stock have been surrendered and exchanged as herein provided for certificates of Holding Company common stock, each outstanding certificate for Bank common stock shall be deemed, for all corporate purposes of the Holding Company, to be the number of full shares of Holding Company common stock into which the number of shares of Bank common stock shown thereon have been converted.  In the event that any certificates for Bank common stock are not surrendered for exchange within two (2) years from the effective date of the merger, the shares of Holding Company common stock that would otherwise have been delivered in exchange for the unsurrendered Bank certificates shall be delivered by the Exchange Agent to the Holding Company, in which event the persons entitled thereto shall look only to the Holding Company for delivery of the Holding Company shares upon surrender of their outstanding certificates for Bank common stock. Following the expiration of such two (2) year period, the Holding Company may sell such unclaimed Holding Company common stock, in which event the sole right of the holders of the unsurrendered outstanding Bank certificates shall be the right to collect the net sale proceeds held for their account by the Holding Company.  In the event that Holding Company shall, as required or permitted by law, pay to the Commonwealth of Pennsylvania any net sale proceeds relating to unclaimed Holding Company common stock, the holders of unsurrendered outstanding Bank certificates shall thereafter look only to the Commonwealth of Pennsylvania for payment on account thereof.

  (b)           Prior to the merger becoming effective, the Surviving Bank will have a capital of $100,000 consisting of 100,000 issued and outstanding shares of common stock, par value $1.00 per share, and a surplus of $55,000. Upon the merger becoming effective, the amount and number of issued and outstanding shares of   common stock of the Surviving Bank shall be increased, at the time the merger becomes effective, to an amount equal to the total of the issued and outstanding shares of common stock of the Bank, now being 6,888,024 shares of common stock, par value $1.00 per share, and of the Surviving Bank immediately before the merger becomes effective, and the surplus of the Surviving Bank shall, at the time and upon the condition that the merger becomes effective, be increased to an amount equal to the total of the surplus of the Bank and of the Surviving Bank immediately before the merger becomes effective. All of the issued and outstanding shares of the Surviving Bank, as increased by the number of issued and outstanding shares of the Bank, shall be issued to and owned by the Holding Company upon the consummation of the merger.
 
29

 
  (c)           No cash shall be allocated to shareholders of the Bank or to any other person, firm, or corporation upon and by reason of the merger becoming effective. Cash fees will, however, be paid to attorneys, accountants and other like persons who aid in the accomplishment of the merger and reorganization and other phases of the overall project; some of these persons may be stockholders of the Bank and of Holding Company; they will, however, be paid only for the services actually rendered by them.

  (d)           The shares of the Holding Company, subscribed for by the individual incorporators of the Holding Company, shall be purchased by them by the payment of each individual incorporator's own cash to the Holding Company. Upon consummation of the merger, each individual incorporator of the Holding Company shall sell all of his said stock subscribed for by him as an incorporator in the Holding Company to the Holding Company for cash.

  (e)             Each then outstanding option to acquire a share of the common stock of the Bank issued under the Embassy Bank 2001 Option Plan shall, ipso facto, and without any action on the part of the holder thereof, become and be converted into an option to acquire a share of the Holding Company on the same terms and conditions and shall remain outstanding.   After the merger becomes effective the Holding Company may issue amended Grant Letters (as defined in the Option Plan) reflecting the conversion and the assumption of the Plan as provided in Section 12 below.

6.            Dissenting Shareholders . The rights and remedies of a dissenting shareholder under Subchapter D of Chapter 15 of the Pennsylvania Business Corporation Law of 1988, as amended (15 Pa. C.S. §1581 et seq .) shall be afforded to any shareholder of the Bank who takes the necessary steps to perfect his rights. The Bank will make whatever payments are to be made to said dissenting shareholders in the exercise of such rights.  Unless otherwise provided by law, shares of the Holding Company not taken by the dissenting shareholders of the Bank shall not be issued.

 
30

 


7.            Conditions . The merger provided under this Plan shall take place only if: (i) this Plan is approved by the affirmative vote of at least seventy percent (70%) of the outstanding shares of common stock of the Bank and by the Holding Company, as a shareholder of the Surviving Bank, in accordance with applicable law; (ii) this Plan and the merger are approved by the Pennsylvania Department of Banking and the Federal Deposit Insurance Corporation and the Notice or Application, as applicable, of the Holding Company to form a bank holding company is not objected to, or is otherwise approved, by the Board of Governors of the Federal Reserve System and all other requirements prescribed by law are satisfied; (iii) the Bank receives an opinion of its special counsel,  Rhoads &  Sinon LLP, to the effect  that the transactions contemplated herein constitute a tax-free reorganization under the Internal Revenue Code of 1986, as amended, and that neither gain nor loss will be recognized for federal income tax purposes to the Bank, the Surviving Bank, the Holding Company or the shareholders (other than the dissenting shareholders who elect dissenters' rights) of the Bank, the Surviving Bank and the Holding Company, by reason of the transactions contemplated herein, and as to such further matters relating to the tax consequences of the transactions contemplated hereby, as the Bank may deem advisable; and (iv) there shall be no litigation or proceeding pending or threatened for the purpose of enjoining, restraining or preventing the consummation of the merger in accordance with this Plan.

8.            Amendment . At any time before the merger becomes effective, by vote of a majority of the Board of Directors of the Bank, the Holding Company and the Surviving Bank, this Plan (a) may be amended in any manner not inconsistent with its general purpose, provided that no amendment shall change the share exchange ratio following approval of this Plan by the shareholders of the Bank, and (b) may be withdrawn if because of the number of shares of common stock of the Bank exercising dissenters' rights or for any other reason it shall appear that the consummation of the Plan would be inadvisable, in which event this Plan shall be void and of no further effect, without any liability on the part of any of the parties hereto, or their respective directors, officers or shareholders.

 
31

 
 
9.            Shares of Incorporators . The incorporators of the Holding Company shall each subscribe to and purchase one (1) share of $1.00 par value per share common stock of said corporation for $1.00 per share. Upon consummation of the merger, each such incorporator shall sell his said one (1) share to   the Holding Company for a purchase price of $3.00 per share.

10.          Financing of Initial Capitalization .    In order to provide funds with which the Holding Company can purchase 100,000 shares of common stock of the Surviving Bank for $155,000 (which Surviving Bank shall allocate as follows:    Capital - $100,000; Surplus -$55,000), the Holding Company will make a temporary borrowing from another bank; after consummation of the merger the Surviving Bank will pay a special cash dividend to the Holding Company which will enable the Holding Company to repay the principal amount of said loan in full plus interest.

11.          Issuance of Shares . When required by the terms of this Plan, the Holding Company will issue the shares of its common stock which the shareholders of the Bank shall be entitled to receive as hereinabove provided, and will perform all other acts necessary for it to comply with the provisions of this Plan.

 
32

 

12.          Assumption and Amendment of Stock Option Plan .  Upon the merger becoming effective, without any further action being required:

  (a)           the Holding Company shall assume the Embassy Bank 2001 Option Plan, which shall be renamed the Embassy Bancorp, Inc. Option Plan (the "Option Plan");

  (b)           all then outstanding options granted under the Option Plan shall be converted as provided in Section 5 above; and

  (c)           the Option Plan shall be deemed amended and restated:   (i) to substitute the Holding Company and the common stock of the Holding Company for the Bank and the common stock of the Bank; (ii) to provide that eligible Participants under the Option Plan shall be officers and other employees, and non-employee directors, of the Holding Company and any current or future subsidiary of the Holding Company, including the Bank; and (iii) to provide that employment by, or serving as a Non-Employee Director of, the Holding Company or any current or future subsidiary of the Holding Company, including the Bank, shall constitute employment by or service with the Holding Company for purposes of the Option Plan.   The maximum number of shares of common stock that have been or may be issued or transferred under the Plan and the maximum aggregate number of shares of common stock that shall be subject to options or awards under the Option Plan to any single individual shall remain unchanged at 300,000 shares and 40% thereof; respectively, subject to the adjustment provisions of the Option Plan.. Approval of this Plan of Merger and Reorganization shall constitute approval of the Option Plan as so amended by the directors and shareholders of the Bank and Holding Company for all purposes, including, without limitation, for purposes of Sections 162(m) and 422 of Internal Revenue Code of 1986, as amended, and Section 16(b) of the Securities Exchange Act of 1934, as amended, and the exemptive rules promulgated thereunder.

13.            Board of Directors of Holding Company .   The persons who shall constitute the Board of Directors of the Holding Company at the time the merger becomes effective shall be the persons who were then members of the Board of   Directors of the Bank.   The Board of Directors of   the Holding Company shall be divided into classes identical in all respects to those currently in effect with respect to the Board of Directors of the Bank, and each person shall be designated to the class in which he or she served prior to the merger becoming effective, and shall serve until the subsequent annual meeting of shareholders of the Holding Company or   until their successors are duly qualified and elected.   Any vacancy in the Board of Directors of the Holding Company which may exist upon or after the effective date of the merger may be filled as provided by the Articles of Incorporation and By-Laws of the Holding Company.

 
33

 

14.            Waiver . Any of the terms or conditions of this Plan may be waived in writing at any time by the Bank by action taken by its Board of Directors, whether before or after action by the Bank's shareholders, provided, however, that such action shall be taken only if, in the judgment of the Board of Directors, such waiver will not have a materially adverse effect on the benefits intended to be granted hereunder to the shareholders of the Bank.

15.            Governing Law .   This Plan shall be governed by and construed in accordance with the laws of the Commonwealth of Pennsylvania.

16 .             Entire Agreement . This Plan contains the entire agreement among the parties with respect to the subject matter hereof and supersedes all prior agreements, written or oral, with respect thereto.

17.            Counterparts . This Plan may be executed in any number of counterparts, and each such counterpart shall be deemed to be an original instrument, but all such counterparts together shall constitute but one agreement.

[signature page follows]

 
34

 

IN WITNESS WHEREOF, each of the parties hereto has caused this instrument to be executed by its Chief Executive Officer and its seal affixed, attested by its Secretary, all under authority of its Board of Directors authority of its Board of Directors.

ATTEST:
 
EMBASSY BANK FOR THE LEHIGH VALLEY
       
       
/s/Judith A. Hunsicker  
By:
/s/David M. Lobach
Judith A. Hunsicker, Secretary
   
David M. Lobach, Jr., President
(SEAL)
     
       
       
ATTEST:
 
EMBASSY INTERIM BANK
       
       
/s/Judith A. Hunsicker  
By:
/s/David M. Lobach
Judith A. Hunsicker, Secretary
   
David M. Lobach, Jr., President
(SEAL)      
       
ATTEST:
 
EMBASSY BANCORP INC.
       
       
/s/Judith A. Hunsicker  
By:
/s/David M. Lobach
Judith A. Hunsicker, Secretary
   
David M. Lobach, Jr., President
(SEAL)
     
 
 
  35


EMBASSY BANK
2001 OPTION PLAN

 The purpose of the Embassy Bank 2001 Option Plan (the “Plan”) is to provide for the grant of incentive stock options and non-qualified stock options to designated officers (including officers who are also directors), other employees and directors who are not employees (“Non-Employee Directors”) of Embassy Bank For The Lehigh Valley (the “Company”).  The Company believes that the Plan will cause the participants to contribute materially to the growth of the Company, thereby benefiting the Company’s shareholders and will align the economic interests of the participants with those of the shareholders.

1.              Administration

The Plan shall be administered and interpreted by the Board of Directors of the Company.

The Board shall have the sole authority to determine (i) the individuals to whom options shall be granted under the Plan, (ii) the type, size and terms of the options to be granted to each such individual, (iii) the duration of the exercise period and (iv) any other matter arising under the Plan.
 
The Board shall have full power and authority to make factual determinations and to adopt or amend such rules, regulations, agreements and instruments for implementing the Plan as it deems necessary or advisable, in its sole discretion.  The Board’s interpretations of the Plan shall be conclusive and binding on all persons having any interests in the Plan or in any options granted hereunder.

2.               Grants

 Options under the Plan shall consist of incentive stock options and non-qualified stock options  (hereinafter collectively referred to as “Grants”).  All Grants shall be subject to the terms and conditions set forth herein and to those other terms and conditions consistent with this Plan as the Board deems appropriate and as are specified in writing to the employee (the “Grant Letter”).  The Board shall approve the form and provisions of each Grant Letter to an employee.  Grants need not be uniform as among the employees.

3.               Shares Subject to the Plan

(a)            Subject to the adjustment specified below, the aggregate number of shares of common stock of the Company (“Company Stock”) that have been or may be issued or transferred under the Plan is 300,000.  In compliance with Section 162(m) of the Internal Revenue Code, (the “Code”) during the term of the Plan, the maximum aggregate number of shares of Company Stock that shall be subject to options or awards under the Plan to any single individual shall be 40% of the shares specified above.  The shares may be authorized but unissued shares of Company Stock or reacquired shares of Company Stock, including shares repurchased by the Company.  If and to the extent options granted under the Plan terminate, expire, or cancel without having been exercised, the shares subject to such option or such award shall again be available for purposes of the Plan.

 
 

 

(b)            If there is any change in the number or kind of shares of Company Stock issuable under the Plan through the declaration of stock dividends, or through a recapitalization, stock splits, or combinations or exchanges of such shares, or merger, reorganization or consolidation of the Company, reclassification or change in par value or by reason of any other extraordinary or unusual events affecting the outstanding Company Stock as a class without the Company’s receipt of consideration, the maximum number of shares of Company Stock available for Grants, the maximum number of shares of Company Stock for which any one individual participating in the Plan may be granted over the term of the Plan, the number of shares covered by outstanding Grants and the price per share or the applicable market value of such Grants, shall be proportionately adjusted by the Board to reflect any increase or decrease in the number or kind of issued shares of Company Stock to preclude the enlargement or dilution of rights and benefits under such Grants; provided, however, that any fractional shares resulting from such adjustment shall be eliminated.  The adjustments determined by the Board shall be final, binding and conclusive.

4.               Eligibility for Participation

 Officers and other employees and Non-Employee Directors of the Company shall be eligible to participate in the Plan (hereinafter referred to individually as the “Participant” and collectively as the “Participants”).  The Board shall select the individuals to receive Grants (the “Grantees”) from among the Participants and determine the number of shares of Company Stock subject to a particular Grant in such manner as the Board determines.  Nothing contained in this Plan shall be construed to limit the right of the Company to grant options otherwise than under this Plan in connection with the acquisition, by purchase, lease, merger, consolidation or otherwise, of the business or assets of any corporation, firm or association, including options granted to employees thereof who become employees of the Company, or for other proper corporate purpose.

5.               Granting of Options

(a)             Number of Shares .  The Board shall grant to each Grantee a number of stock options as the Board shall determine.

(b)             Type of Option and Price .  The Board may grant options qualifying as incentive stock options (“Incentive Stock Options”) within the meaning of Section 422 of the Code or stock options which are not intended to so qualify (“Non-qualified Stock Options”) in accordance with the terms and conditions set forth herein or any combination of Incentive Stock Options and Non-qualified Stock Options (hereinafter referred to collectively as “Stock Options”); provided, however, that Non-Employee Directors shall not be eligible to receive grants of Incentive Stock Options.  The purchase price of Company Stock subject to an Incentive Stock Option or a Non-qualified Stock Option shall be the fair market value of a share of such Stock on the date such Stock Option is granted.  Notwithstanding the foregoing, with respect to a Stock Option other than an Incentive Stock Option, the price at which Company Stock may be purchased may be equal to either (i) the fair market value of Company Stock as of a date subsequent to the date of grant as specified by the Board in the Grant Letter or (ii) the average of such fair market value over a period of time as specified by the Board in the Grant Letter, but only when the price so established would not result in the disallowance of the company’s expense deduction pursuant to Section 162(m) of the Code.  During such time that the Company Stock is not listed upon an established stock exchange or traded in the over-the-counter-market, the “fair market value” of Company Stock shall be determined by the Board at least annually after taking into account such factors as it shall deem appropriate.  If the Company Stock is listed upon an established stock exchange or other market source, as determined by the Board, “fair market value” on any date of reference shall be the closing price of a share of Company Stock on the stock exchange or other recognized market source, as determined by the Board on such date, or if there is no sale on such date, then the closing price of a share of Company Stock on the last previous day on which a sale is reported.

 
2

 

(c)             Exercise Period .  The Board shall determine the option exercise period of each Stock Option.  The exercise period shall not exceed ten years from the date of grant.  Notwithstanding any determinations by the Board regarding the exercise period of any Stock Option, all outstanding Stock Options shall become immediately exercisable upon a Change in Control of the Company (as defined herein).

(d)             Vesting of Options .  The vesting period for Stock Options shall be not less than three years in approximately equal percentages commencing on the date of grant and as determined by the Board and specified in the Grant Letter.  Notwithstanding any determinations by the Board regarding the vesting period of any Stock Option, all outstanding Stock Options shall become immediately exercisable upon a Change in Control of the Company (as defined herein).

(e)             Manner of Exercise .  A Grantee may exercise a Stock Option by delivering a notice of exercise to the Board with accompanying payment of the option price.  Should a Stock Option become exercisable on and after the date on which the initial registration of the Company Stock under Section 12(g) of the Securities Exchange Act of 1934 (Exchange Act) becomes effective, such notice may instruct the Company to deliver shares of Company Stock upon the exercise of the Stock Option to any registered broker or dealer designated by the Company (“Designated Broker”) in lieu of delivery to the Grantee.  Such instructions must designate the account into which the shares are to be deposited.

(f)              Termination of Employment, Disability or Death .

(1)            In the event the Grantee during his lifetime ceases to be an employee of the Company or Non-Employee Director for any reason other than death or a termination for cause by the Company, any Stock Option which is otherwise exercisable by the Grantee shall terminate unless exercised within sixty (60) days of the date on which he ceases to be an employee or Non-Employee Director, but in any event no later than the date of expiration of the option exercise period.

(2)            In the event the Grantee ceases to be an employee of the Company or Non-Employee Director on account of a termination for cause by the Company, any Stock Option held by the Grantee shall terminate as of the date he ceases to be an employee or Non-Employee Director.  For purposes of this Plan, a termination for cause shall mean a termination resulting from a person’s dishonesty, theft or willful and persistent failure to follow the lawful directions of the Board or his or her supervisors.

 
3

 

(3)            In the event of the death of the Grantee while he is an employee or Non-Employee Director of the Company, any Stock Option which was otherwise exercisable by the Grantee at the date of death may be exercised by his personal representative at any time prior to the expiration of six (6) months from the date of death, but in any event no later than the date of expiration of the option exercise period.

(g)             Satisfaction of Option Price .  The Grantee shall pay the option price in cash or, with the approval of the Board, by delivering shares of Company Stock already owned by the Grantee for the period necessary to avoid a charge to the Company’s earnings for financial reporting purposes and having a fair market value on the date of exercise equal to the option price or with a combination of cash and shares.  The Grantee shall pay the option price and the amount of withholding tax due, if any, at the time of exercise.  Shares of Company Stock shall not be issued or transferred upon exercise of a Stock Option until the option price is fully paid.

(h)             Rule 16b-3 Restrictions .  Unless a Grantee could otherwise transfer Company Stock issued pursuant to a Stock Option granted hereunder without incurring liability under Section 16(b) of the Exchange Act, at least six (6) months must elapse from the date of acquisition of a Stock Option to the date of disposition of the Company Stock issued upon exercise of such option.

(i)              Limits on Incentive Stock Options .  Each Grant of an Incentive Stock Option shall provide that the aggregate fair market value of the Company Stock on the date of the Grant with respect to which Incentive Stock Options are exercisable for the first time by a Grantee during any calendar year under the Plan or any other stock option plan of the Company shall not exceed $100,000.  An Incentive stock Option shall not be granted to any Participant who, at the time of grant, owns stock possessing more than 10% of the total combined voting power of all classes of stock of the Company or parent of the Company, unless the option price per share is not less than  110% percent of the fair market value of Company Stock on the date of grant and the option exercise period is not more than five (5) years from the date of grant.

6.               Stock Option Grants to Non-Employee Directors .

(a)             Number of Shares .  Each individual who becomes a Non-Employee Director shall receive a grant of Non-qualified Stock Options in such number as shall be determined by the Board.  In the case of the initial “founding” Directors, such grants may take into consideration the “risk” capital provided by such Directors to the Company during its organization.

(b)             Option Price and Exercise Period .  The purchase price of Company Stock subject to such grants shall be the fair market value of a share of such stock as of the date such Stock Option is granted and the exercise period shall not exceed ten (10) years from the date of grant.  “Fair Market Value” shall be determined pursuant to Section 5(b).

 
4

 

(c)             Vesting of Options .  The vesting period for such Stock Options shall be not less than three years in approximately equal percentages commencing on the date of grant as determined by the Board.  Notwithstanding, any vesting period for subsequently granted options to Board members, all outstanding Stock Options granted pursuant to this Section shall become immediately exercisable upon a Change in Control of the Company (as defined herein).

(d)             Manner of Exercise and Satisfaction of Option Price .  A Non-Employee Director may exercise and satisfy the option price of Stock Options granted pursuant to this Section in accordance with the provisions of Section 5(e) and (g) respectively.

(e)             Termination of Relationship with the Company, Disability or Death .

(1)            In the event a Non-Employee Director during his or her lifetime ceases to serve as a Non-Employee Director for any reason other than on account of becoming an employee of the Company or death, any Stock Option granted pursuant to this Section which is otherwise exercisable by the Non-Employee Director shall terminate unless exercised within sixty (60) days of the date on which he ceases to serve as a Non-Employee Director, but in any event no later than the date of expiration of the option exercise period.

(2)            In the event the Non-Employee Director ceases to be a Non-Employee Director of the Company on account of a termination for cause by the Company, as defined above, any Stock Option held by the Grantee shall terminate as of the date he ceases to be a Non-Employee Director.

(3)            In the event of the death of the Non-Employee Director while he is serving as a Non-Employee Director, any Stock Option granted pursuant to this Section which was otherwise exercisable by the Non-Employee Director at the date of death may be exercised by his personal representative at any time prior to the expiration of six (6) months from the date of death, but in any event no later than the date of expiration of the option exercise period.

(f)             Rule 16b-3 Restrictions .  Unless a Non-Employee Director could otherwise transfer Company Stock issued pursuant to a stock Option granted pursuant to this Section without incurring liability under Section 16(b) of the Exchange Act, at least six (6) months must elapse from the date of acquisition of the Stock Option to the date of disposition of the Company Stock issued upon exercise of such Stock Option.

7.               Transferability of Options and Grants .

 Only a Participant or his or her authorized legal representative may exercise rights under a Grant.  Such persons may not transfer those rights except by will or by the laws of descent and distribution or, if permitted under Rule 16b-3 of the Exchange Act and if permitted in any specific case by the Board in its sole discretion, pursuant to a qualified domestic relations order as defined under the Code or Title I of ERISA or the regulations there under.  When a Participant dies, the personal representative or other person entitled to succeed to the rights of the Participant (“Successor Grantee”) may exercise such rights.  A Successor Grantee must furnish proof satisfactory to the Company of his or her right to receive the Grant under the Participant’s will or under the applicable laws of descent and distribution.

 
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8.               Right of First Refusal .

 If at any time a Participant desires to sell, encumber, or otherwise dispose of shares of Company Stock acquired by him or her through the exercise of options granted under this Plan, he or she shall first offer the same to the Company by giving the Company written notice disclosing: (a) the name(s) of the proposed transferee of the Company Stock; (b) the certificate number and number of shares of Company Stock proposed to be transferred or encumbered; (c) the proposed price; and (d) all other terms of the proposed transfer.           Within fourteen (14) days after receipt of such notice the Company shall have the option to purchase all or part of such Company Stock.  If the Company decides to exercise this option, the purchase price of the Company Stock shall be the proposed price or the fair market value of the Stock (as determined under Section 5(b) of the Plan) on the date such written notice is received by the Board, whichever is less.

 In the event the Company does not exercise the option to purchase Company Stock, as provided above, the Participant shall have the right to sell, encumber, or otherwise dispose of his shares of Company Stock on the terms of the transfer set forth in the written notice to the Company, provided such transfer is effected within fifteen (15) days after the expiration of the option period.  If the transfer is not effected within such period, the Company must again be given an option to purchase, as provided above.

9.               Change in Control of the Company .

 As used herein, a “Change in Control” shall be deemed to have occurred if:

(a)            As a result of any transaction, any one shareholder or affiliated group of shareholders becomes a beneficial owner, as defined below, directly or indirectly, of securities of the Company representing more than 50% of the Common Stock of the Company or the combined voting power of the Company’s then outstanding securities, other than (i) in connection with an initial public offering of shares of Company Stock or (ii) a buyout transaction in which existing shareholders or officers will control directly or indirectly more than 50% of the combined voting power of the Company’s then outstanding securities.

(b)            A liquidation or dissolution of the Company or the sale of all or substantially all of the Company’s assets occurs.

(c)            As a result of a tender offer, a stock purchase, other stock acquisition, merger, consolidation, recapitalization, reverse split, or sale or transfer of assets, any person or group (as such terms are used in and under Section 13(d) of the Exchange Act) becomes the beneficial owner (as defined in Rule 13-d under the Exchange Act), directly or indirectly, of securities of the Company representing more than 30% of the combined voting power of the Company’s then outstanding securities, other than in a buyout transaction in which existing shareholders or officers will control directly or indirectly more than 50% of the combined voting power of the Company’s then outstanding securities; or

 
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(d)            During any period of two (2) consecutive years, individuals who at the beginning of such period constitute the board of directors cease for any reason to constitute at least a majority thereof.

10.             Certain Corporate Changes .

(a)             Sale or Exchange of Assets, Dissolution or Liquidation, or Merger or Consolidation Where the Company does Not Survive .  If all or substantially all of the assets of the Company are to be sold or exchanged, the Company is to be dissolved or liquidated, or the Company is a party to a merger or consolidation with another corporation in which the Company will not be the surviving corporation, then, at least thirty (30) days prior to the effective date of such event, the Company shall give each Grantee with any outstanding Stock Options written notice of such event.  Each such Grantee shall thereupon have the right to exercise in full any installments of such Grants not previously exercised (whether or not the right to exercise such installments has accrued pursuant to such Grants), within ten (10) days after such written notice is sent by the Company or to require that the Company purchase such outstanding Grants for a cash payment equal to the excess over the purchase price of the then fair market value of the shares of company Stock subject to the Grantee’s outstanding Grants.  Any installments or such Grants not so exercised or cashed out shall thereafter lapse and be of no further force or effect.

(b)             Merger or Consolidation Where the Company Survives .  If the Company is a party to a merger or consolidation in which the Company will be the surviving corporation, then the Board may, in its sole discretion, elect to give each Grantee with any outstanding Stock Options written notice of such event.  If such notice is given, each such Grantee shall thereupon have the right to exercise in fully any installments of such Grants not previously exercised (whether or not the right to exercise such installments has accrued pursuant to such Grants), within ten (10) days after such written notice is sent by the Company or to require that the Company purchase such outstanding Grants for a cash payment equal to the excess over the purchase price of the then fair market value of the shares of Company Stock subject to the Grantee’s Outstanding Grants.  Any installments of such Grants not so exercised or cashed out shall thereafter lapse and be of no further force and effect.

11.             Amendment and Termination of the Plan .

(a)             Amendment .  The Board of Directors by written resolution, may amend or terminate the Plan at any time; provided, however, that any amendment that increases the aggregate number (or individual limit for any single Grantee) of shares of Company stock that may be issued or transferred under the Plan (other than by operation of Section 3(b)), or modifies the requirements as to eligibility for employees to receive Incentive Stock Options under the Plan, shall be subject to approval by the shareholders of the Company.  Notwithstanding the foregoing, the Board of Directors shall not make any amendment to the Plan as to which, in the opinion of counsel to the Company, shareholder approval is required to comply with the requirements of Rule 16b-3 under the Exchange Act.

 
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(b)             Termination of Plan .  The Plan shall terminate on the tenth anniversary of its effective date unless terminated earlier by the Board of Directors of the Company or unless extended by the Board with the approval of the shareholders.

(c)             Termination and Amendment of Outstanding Grants .  A termination or amendment of the Plan that occurs after a Grant is made shall not result in the termination or amendment of the Grant unless the Grantee consents.  The termination of the Plan shall not impair the power and authority of the board with respect to an outstanding Grant.  Whether or not the Plan has terminated, an outstanding Grant may be terminated or amended by agreement of the Company and the Grantee consistent with the Plan.

(d)             Governing Document .  This Plan shall be the controlling document.  No other statements, representations, explanatory materials, or examples, oral or written, may amend the Plan in any manner.  The Plan shall be binding upon and enforceable against the Company, its successors and assigns.

12.             Funding of the Plan .

 This Plan shall be unfunded.  The Company shall not be required to establish any special or separate fund or to make any           other segregation of assets to assure the payment of any Grants under this Plan.  In no event shall interest be paid or accrued on any Grant, including any unpaid installments of Grants.

13.             Rights of Participants .

 Nothing in this Plan shall entitle any Participant or other person to any claim or right to be granted an award under this Plan.  Neither this Plan nor any action taken hereunder shall be construed as giving any Participant any rights to be retained by or in the employ of the Company.

14.             Withholding of Taxes .

 The Company shall have the right to deduct from all Grants paid in cash, or from other wages paid to the employee of the Company, any federal, state or local taxes required by law to be withheld with respect to any Grants or options or the exercise thereof.  In the alternative, the Participant or other person receiving such shares shall be required to pay to the Company the amount of any such taxes which the Company is required to withhold.

 
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15.             Agreements with Participants .
 
 Each Grant made under this Plan shall be evidenced by a Grant Letter containing such terms and conditions as the Board shall approve.

16.             Requirements for Issuance of Shares .

 No Company Stock shall be issued or transferred upon any exercise of options hereunder unless and until all legal requirements applicable to the issuance or transfer of such Company Stock have been complied with to the satisfaction of the Board.  The Board shall have the right to condition any Stock Option granted hereunder on such Participant’s undertaking in writing to comply with such restrictions on his subsequent disposition of such shares of Company Stock as the Board shall deem necessary or advisable as a result of any applicable law, regulation or official interpretation thereof, and certificates representing such shares may be legended to reflect any such restrictions.

17.             Headings .

 Section headings are for reference only.  In the event of a conflict between a title and the content of a Section, the content of the Section shall control.

18.             Effective Date .

(a)             Effective Date of the Plan .  Subject to the approval of the Company’s shareholders, this Plan shall be effective as of the date the Company’s Articles of Incorporation are filed and accepted by the Pennsylvania Department of State.

(b)             Effectiveness of Section 16 Provisions .  The provisions of the Plan that refer to, or are applicable to persons subject to, Section 16 of the Exchange Act shall be effective, if at all, upon registration of the Company Stock under Section 12(g) of the Exchange Act, and shall remain effective thereafter for so long as the Company Stock is so registered.

(c)             Effectiveness of Section 162(m) Provisions .  The provisions of the Plan that refer to, or are applicable to persons subject to, Section 162(m) of the Code shall be effective, if at all, upon registration of the Company Stock under Section 12(g) of the Exchange Act, and shall remain effective thereafter for so long as the Company Stock is so registered.

19.             Miscellaneous .

(a)             Compliance with Law .  The Plan, the exercise of Grants and the obligations of the Company to issue or transfer shares of Company Stock under Grants shall be subject to all applicable laws and to approvals by any governmental or regulatory agency as may be required.  In accordance with FDIC regulations and guidelines, all option agreements shall provide that option holders may be required to exercise or forfeit their options if the Bank’s capital falls below minimum capital requirements.  With respect to persons subject to Section 16 of the Exchange Act, it is the intent of the Company that the Plan and all transactions under the Plan comply with all applicable provisions of Rule 16b-3 or its successors under the Exchange Act.  The Board may revoke any Grant if it is contrary to law or modify a Grant to bring it into compliance with any valid and mandatory government regulation.  The Board may also adopt rules regarding the withholding of taxes on payments to Grantees.

 
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(b)            All powers and authority granted to the Board herein may be assigned by the Board to a committee of the Board, including the existing personnel committee, consisting of not less than two (2) members of the Board.
 
 
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Exhibit 10.2
 
Revised 6/05/01



GATEWAY PLAZA

STANDARD FORM

MULTI-TENANT

LEASE AGREEMENT


TENANT: EMBASSY BANK

DATED: June 11, 2001            

 
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TABLE  OF   CONTENTS

1.
Premises, Parking and Common Areas
2.
Term
3.
Rent
4.
Security Deposit
5.
Use
6.
Maintenance, Repairs, Alterations, and Common Area Services
7.
Insurance; Indemnity
8.
Damage or Destruction
9.
Real Property Taxes
10
Utilities
11.
Assignment and Subletting
12.
Default; Remedies
13.
Condemnation
14.
Estoppel Certificate
15.
Landlord's Liability
16.
Severability
17.
Interest on Past Due Obligations
18.
Time of Essence
19.
Additional Rent
20.
Incorporation of Prior Agreements; Amendments
21.
Notices
22.
Waivers
23.
Recording
24.
Holding Over
25.
Cumulative Remedies
26.
Covenants and Conditions
27.
Binding Effect; Choice of Law
28.
Subordination
29.
Attorney's Fees
30.
Landlord's Access
31.
Auctions
32.
Signs
33.
Merger
34.
Consents
35.
Guarantor
36.
Quiet Possession
37.
Options
38.
Security Measures
39.
Easements
40.
Performance Under Protest
41.
Authority
42.
Conflict
43.
Landlord's Lien
44.
Attorneys' Fees
45.
No Implied Waiver
46.
Exterior Signs
47.
Force Majeure
48.
Transfers by Landlord
49.
Offer
 
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50.
Brokers
51.
Consents
52.
Addendum
 
Exhibits

“A”  OUTLINE OF PREMISES
“B”  PLANS AND SPECIFICATIONS
“C”  RENTAL ESCALATION
“D”  ESTIMATED OPERATING EXPENSES

 
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LEASE AGREEMENT
 
THIS LEASE, made this 11 th day of June , 2001, by and between GATEWAY ASSOCIATES, LLC a Pennsylvania limited liability company with its principal address at 54 South Commerce Way, Suite 175, Bethlehem, Pennsylvania 18017 (hereinafter referred to as the "Landlord"); and EMBASSY BANK, a Pennsylvania state bank with its principal office at Bethlehem, Pennsylvania 18017 (hereinafter referred to as the "Tenant").

1.              PREMISES, PARKING AND COMMON AREAS.

1.1            Premises. Landlord hereby leases to Tenant and Tenant leases from Landlord for the term, at the rental, and upon all of the terms and conditions set forth herein, a portion of the real property situated at 10 0 Gateway Drive in Hanover Township, Northampton County, Pennsylvania, which is described as the first floor and drive-thru banking facility (hereinafter referred to as the "Premises") outlined in Exhibit "A", which is attached hereto and made a part hereof, consisting of 7,827 square feet (including the drive-thru), of leasable area, including rights to the Common Areas, as defined herein, but not including any rights to the roof of the Premises. The Premises is a portion of the office building to be constructed (hereinafter referred to as the "Building") at 10 0 Gateway Drive, Hanover Township, Northampton County, Pennsylvania. The Premises, the Building, the Common Areas, and the land upon which same are located, together with all other improvements thereon are hereinafter collectively referred to as the "Gateway Plaza".

1.1.1            Site Plan. Tenant shall have the right to approve any changes to the Site Plan for the Building and surrounding areas including the driveway entrances to the Building. If any changes are made from the Site Plans previously provided to Tenant, Tenant shall have the right to withdraw from this Lease and receive the return of the Security Deposit.

1.2            Vehicle Parking. Tenant shall be guaranteed forty (40) vehicle parking spaces, of which fifteen (15) shall be reserved and the balance of which shall be unreserved and unassigned on those portions of the Common Areas designated by Landlord for parking. By separate letter agreement contemporaneous with the execution of this Lease, Landlord and Tenant have agreed on the location of the 15 reserved spaces. Tenant shall not use more parking spaces than said number. Said parking spaces shall be used only for parking by vehicles no larger than full-size passenger automobiles or pick-up trucks (hereinafter referred to as "Permitted Size Vehicles"). Vehicles other than Permitted Size Vehicles are hereinafter referred to as "Oversized Vehicles".

 
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1.2.1.            Loading.   Tenant shall not permit or allow any vehicles that belong to or are controlled by Tenant, or Tenant's employees, suppliers, shippers, customers, or invitees to be loaded, unloaded, or parked in areas other than those designated by Landlord for such activities, except that Tenant's bank courrier may use the front entrance for deliveries and pick-ups.
 
1.2.2.            Towing. Tenant acknowledges and agrees that vehicles that are loaded, unloaded or parked in areas other than designated areas may not only disturb the quiet possession of other Tenants in the Gateway Plaza, but may also be dangerous and hazardous. If Tenant permits or allows any of the prohibited activities described in Paragraph 1.2 of this Lease, then Landlord shall have the right, without notice, in addition to such other rights and remedies that it may have to remove or tow away the vehicle involved and charge the cost thereof to Tenant, which cost shall be immediately payable upon demand by Landlord.

1.3            Common Areas--Definition. The term "Common Areas" is defined as all areas and facilities outside the Premises and within the exterior boundary line of the Gateway Plaza that are provided and designated by the Landlord from time to time for the general non-exclusive use of Landlord, Tenant, and other Tenants of the Gateway Plaza and their respective employees, suppliers, shippers, customers and invitees, including parking areas, loading and unloading areas, trash areas, roadways, sidewalks, walkways, parkways, driveways, mechanical rooms and landscaped areas.

1.4            Common Areas--Tenant's Rights.   Landlord hereby grants to Tenant, for the benefit of Tenant and its employees, suppliers, shippers, customers, and invitees, during the term of this Lease, the non-exclusive right to use, in common with others entitled to such use, the Common Areas as they exist from time to time, subject to any rights, powers, and privileges reserved by Landlord under the term hereof or under the terms of any rules and regulations or restrictions governing the use of the Gateway Plaza.  Under no circumstances shall the right herein granted to use the Common Areas be deemed to include the right to store any property, temporarily or permanently, in the Common Areas.  Any such storage shall be permitted only by the prior written consent of Landlord or Landlord's designated agent, which consent may be revoked at any time.  In the event that any unauthorized storage shall occur, then Landlord shall have the right, without notice in addition to such other rights and remedies that it may have to remove the property and charge the cost to Tenant, which cost shall be immediately payable upon demand by Landlord.

1.5            Common Areas--Rules and Regulations. Landlord or such other person(s) as Landlord may appoint shall have the exclusive control and management of the Common Areas and shall have the right, from time to time, to establish, modify, amend and enforce reasonable rules and regulations with respect thereto. Tenant agrees to abide by and conform to all such rules and regulations and to cause its employees, suppliers, shippers, customers, and invitees to so abide and conform.  Landlord shall not be responsible to Tenant for the non-compliance with said rules and regulations by other Tenants of the Gateway Plaza, but shall make reasonable efforts to enforce such rules.

 
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1.6            Common Areas- -Chancres. Landlord shall have the right, in Landlord's sole discretion, from time to time: (a) To make changes in the Common Areas, including, without limitation, changes in the location, size, shape and number of driveways, entrances, parking spaces, parking areas,  loading and unloading areas,  ingress, egress, direction of traffic, landscaped areas and walkways; (b) To close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available; (c) To use the Common Areas while engaged in making additional improvements, repairs or alterations to the Gateway Plaza, or any portion thereof;  (d) To do and perform such other acts and make such other changes in, to or with respect to the Common Areas and Gateway Plaza as Landlord may, in the exercise of sound business judgment,  deem to be appropriate,  provided that any changes described in (a) ,  (b) , or (d) above do not interfere with or materially adversely affect Tenant's use of the Premises as banking offices or the use of the drive-thru by Tenant's customers.
 
1.6.1         No Reduction. Landlord shall at all times provide the parking facilities required by applicable law and in no event shall the number of parking spaces that Tenant is entitled to under Paragraph 1.2 be reduced.
 
2.             TERM.
 
2.1.            Term. The term of this Lease shall be for ten (10) years commencing on March 1, 2002 (hereinafter referred to as the "Commencement Date"), and ending on February 28, 2012 (hereinafter referred to as the "Termination Date"), unless sooner terminated pursuant to any provision hereof.
 
2.2.            Delay in Possession. Notwithstanding said Commencement Date, if for any reason Landlord cannot deliver possession of the Premises to Tenant on said Commencement Date, Landlord shall not be subject to any liability therefore, nor shall such failure affect the validity of this Lease or the obligations of Tenant hereunder or extend the term hereof, but in such case, Tenant shall not be obligated to pay rent or perform any other obligations of Tenant under the terms of this Lease, except as may be otherwise provided in this Lease, until possession of the Premises is tendered to Tenant; provided, however, that if Landlord shall not have delivered possession of the Premises within ninety (90) days from said Commencement Date, Tenant may, at Tenant's option, by notice in writing to Landlord within ten (10) days of the expiration of the ninety (90) day period, cancel this Lease, in which event the parties shall be discharged from all  obligations hereunder; provided further, however, that if such written notice of Tenant is not received by Landlord within said ten (10) day period, Tenant's right to cancel this Lease hereunder shall terminate and be of no further force or effect, and in such event Tenant shall be entitled to occupy Tenant's temporary offices in the Hampton Inn & Suites, leased from Eastupland Associates, and Tenant's temporary pad site for a temporary modular building, on a rent free basis, beginning on the ninety-first day from the Commencement Date until the Premises are ready for occupancy (but in no event longer than 9 months from the Commencement Date), Tenant only being responsible for its utility costs at the temporary offices (including any hook-up charges) during such period. In calculating the ninety (90) day period from the Commencement Date, days lost as a result of Force Majeure, as defined herein, shall be in addition to such ninety (90) day period.

 
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2.3.            Early Possession.    If Tenant occupies the Premises, or any portion thereof, prior to said Commencement Date, such occupancy (or portion thereof) shall be subject to all provisions of this Lease, such occupancy (or portion thereof) shall not advance the Termination Date, and Tenant shall pay Rent, as defined herein, for such period at the initial monthly rates set forth below.
 
3.            RENT.
 
3.1.            Base Rent.    Tenant shall pay to Landlord, as Base Rent (or "Rent") for the Premises, without any offset or deduction whatsoever, except as may be otherwise expressly provided in this Lease, on the first day of each month of the term hereof, monthly payments in advance of Thirteen Thousand Forty-five and 00/100 ($13,045.00) Dollars. Tenant shall pay Landlord upon execution hereof Thirteen Thousand Forty-five ($13,045.00) Dollars as Base Rent for March 1, 2002. Rent for any period during the term hereof which is for less than one (1) month shall be a pro rata portion of the Base Rent. Rent shall be payable in lawful money of the United States to Landlord at the address stated herein or to such other persons or at such other places as Landlord may designate in writing. The annual Base Rent for each Lease year or portion thereof during the Lease Term, shall be adjusted pursuant to Exhibit "C", which is attached hereto and made a part hereof.
 
3.2.            Operating Expenses. Tenant shall pay to Landlord during the term hereof, in addition to the Base Rent, Tenant's Share, as hereinafter defined, of all Operating Expenses, as hereinafter defined during the term of this Lease, in accordance with the following provisions:
 
3.2.1           "Tenant's Share" is defined, for purposes of this Lease, as Thirty-three (33%) percent;
 
3.2.2           "Operating Expenses" shall mean and include the direct and indirect costs and expenses of any kind, in each calendar year relating to the operation, maintenance, insuring, repairing, managing, use, care and ownership of the Building and the Common Areas consisting of the following:

 
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3.2.2.1            the cost of all utilities and services provided to the Gateway Plaza and not otherwise separately metered and billed to the individual Tenants of the Building, and Landlord represents that all electric, water, sewer and other utilities to all tenants will be separately metered so that Tenant shall only be obligated to pay Tenant's Share of the utility services to the Common Areas, only;
 
3.2.2.2           the cost of management fees of the Gateway Plaza (which shall not exceed of the Base Rent, annually);
 
3.2.2.3           payments made by the Landlord for personal property taxes, if any (except those payable by Tenants), license fees, permit and inspection fees, equipment, tools and expenses of the Building;
 
3.2.2.4           the cost of all supplies and materials used in the operation and maintenance of the Building;
 
3.2.2.5           the cost of all utilities and reasonably necessary or advisable communications services for the Building, including, but not limited to, water and sewer, power, heating, lighting, air conditioning and ventilating, but only to the extent not directly metered and separately billed to the individual Tenants of the Building, and Landlord represents that all such utilities shall be separately metered to all tenant so that Tenant shall only be obligated to pay Tenant's Share of the utility services to the Common Areas, only;
 
3.2.2.6           the cost of all repairs, maintenance and service agreements and equipment rental agreements of the Building or for equipment therein, such as and including, but not limited to, management, security and exterminating services, alarm service, window cleanings, rubbish and snow removal, telephone, utility lines, sewer lines, sidewalks, walkways, parkways, driveways, striping, bumpers, roadways, loading and unloading areas, irrigation systems, lighting facilities, fences, gates, Tenant directories, trash disposal services, fire detection systems, including without limitation, sprinkler systems and landscape maintenance, bonds posted or amounts incurred in connection with the management or maintenance of the Building; provided, however, the foregoing shall not include leasing commissions, advertising or promotional costs or expenses, the cost of Tenant alterations, mortgage interest and principal payments, and depreciation of the Building or equipment;
 
3.2.2.7           the cost of all insurance applicable to the Building and the Gateway Plaza, which shall be determined on a competitive bid basis;

 
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3.2.2.8           the cost of all accounting, legal and professional services incurred in connection with the operation of the Building; and
 
3.2.2.9           the cost of all repairs, replacements and improvements (other than those items which are not and may not be expensed by Landlord for federal income tax purposes, and general maintenance, including, without limitation, all costs of landscaping, parking lot, and roof repairs, with respect to the Building; provided, however the foregoing shall not include such items to the extent Landlord is compensated through the proceeds of insurance or condemnation nor such items if the incurring thereof shall be solely for the benefit of a Tenant other than Tenant and not otherwise benefitting the Premises or the Building; and

3.2.2.10           amortization of costs (together with interest at the Landlord's cost of borrowed funds from time to time) of (a) capital improvements or alterations which are reasonably anticipated to reduce (or to avoid an increase in) other Operating Expenses by an amount bearing a reasonable relationship to the amortized costs of the capital improvement or alteration, (b) capital improvements or alterations which are made by reason of any governmentally imposed requirement, whether of past, present or future origin, and whether by way of statute, regulations, rule, order, ordinance or other uses, relating to the overall or structural use, design, construction and operation of the Building, and (c) any other capital improvements or alterations which Landlord determines necessary to maintain the Building as a first class facility, including without limitation, major repairs to or replacements of parking lots, roofs and other mechanical systems within the Building, and including also any installation of direct metering not separately billed to the individual Tenants involved, such amortization in each case to be determined in each case using an amortization period equal to the shorter of (i) the useful life (as determined for accounting purposes using generally accepted accounting principles) of the capital improvement or alteration, the aggregate cost of which is less than or equal to $500,000 and (ii) ten (10) years in the case of such capital improvements or alterations, the aggregate cost of which is greater than $500,000.
 
Attached hereto as Exhibit "D" is a good faith estimate by Landlord of the annual Operating Expenses.  On Exhibit "D", Landlord will indicate which of the items will be capped.
 
3.2.3           Obligation Not Imposed. The inclusion of the improvements, facilities and services set forth in Paragraph 3.2.2 of the definition of Operating Expenses shall not be deemed to impose an obligation upon Landlord to either have said improvements or facilities or to provide those services unless the Gateway Plaza already has the same, Landlord al ready provides the services, or Landlord has agreed elsewhere in this Lease to provide the same or some of them.
 
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3.2.4          Payment of Tenant's Share. Tenant's Share of Operating Expenses shall be payable by Tenant within ten (10) days after a reasonably detailed statement of actual expenses is presented to Tenant by Landlord; subject to any express limitations as provided in this Lease.. At Landlord’s option, however, an amount may be estimated by Landlord, from time to time, of Tenant's Share of annual Operating Expenses and the same shall be payable monthly during each twelve (12) month period, or part hereof, of the Lease term, on the same day as the Base Rent is due hereunder. In the event that Tenant pays Landlord's estimate of Tenant's Share of Operating Expenses as aforesaid, Landlord shall deliver to Tenant within sixty (60) days after the expiration of each calendar year, or a part thereof, a reasonably detailed statement showing Tenant's Share of the actual Operating Expenses incurred during the preceding year, or a part thereof. If Tenant's payments under this Paragraph 3.2.4 during said period exceed Tenant's Share as indicated on said statement, Tenant shall be entitled to credit the amount of such overpayment against Tenant's Share of Operating Expenses next falling due. If Tenant's payments under this Paragraph during said period were less than Tenant's Share as indicated on said statement, Tenant shall pay to Landlord the amount of the deficiency within ten (10) days after delivery by Landlord to Tenant of said statement.
 
4.             SECURITY DEPOSIT.    Tenant shall deposit with Landlord upon execution hereof $26,090.00 as security (hereinafter referred to as the "Security Deposit") for Tenant's faithful performance of Tenant's obligation hereunder.  Upon the opening of Tenant's bank for business, Tenant may substitute a letter of credit for the actual funds, provided such form of letter of credit is in form, scope and substance reasonably satisfactory to Landlord and is provided by another acceptable financial institution. The Security Deposit requirement shall be void on the third anniversary of the Commencement Date.  If Tenant fails to pay rent or other charges due hereunder or otherwise defaults with respect to any provision of this Lease, Landlord may use, apply or retain all or any portion of said Security Deposit for the payment of any other sum to which Landlord may become obligated by reason of Tenant's default, or to compensate Landlord for any loss or damage which Landlord may suffer thereby. If Landlord so uses or applies all or any portion of said Security Deposit, Tenant shall, within ten (10) days after written demand therefore, deposit cash with Landlord in an amount sufficient to restore said Security Deposit to the full amount then required of Tenant if the monthly rent shall, from time to time, increase during the term of this Lease.  Tenant shall, at the time of such increase, deposit with Landlord additional money as a Security Deposit so that the total amount of the Security Deposit held by Landlord shall at all times bear the same proportion to the then current Base Rent as the initial Security Deposit bears to the initial Base Rent set forth in Paragraph 4. If Tenant performs all of Tenant's obligations hereunder, said Security Deposit or so much thereof as has not theretofore been applied by Landlord shall be returned without payment of interest or other increment for its use to Tenant or at Landlord's option to the last assignee, if any, of Tenant's interest hereunder on the third anniversary of the Commencement Date. No trust relationship is created herein between Landlord and Tenant with respect to said Security Deposit.
 
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5.             USE.
 
5.1.           Use. The Premises shall be used and occupied only for a retail banking operation with a drive-in facility or any other use which is reasonably comparable and for no other purpose.

5.2.            Compliance with Law.

5.2.1 Landlord warrants to Tenant that the Premises, in the state existing on the Commencement Date but without regard to the use for which Tenant will occupy the Premises, does not violate any covenants or restrictions of record, or any applicable building code regulation or ordinance, including applicable Federal ADA and OSHA Regulations, in effect on such Commencement Date. In the event it is determined that this warranty has been violated then it shall be the obligation of the Landlord, after written notice from Tenant, to promptly, at Landlord's sole cost and expense, rectify any such violation. In the event Tenant does not give to Landlord written notice of the violation of this warranty within thirty (30) days from the date Tenant learns of the violation, the correction of same shall be the obligation of the Tenant at Tenant's sole cost.

5.2.2 Except as provided in Paragraph 5.2.1, Tenant shall, at Tenant's expense, promptly comply with all applicable federal, state, and local statutes, ordinances, rules, regulations, orders, covenants and restrictions of record, and requirements of any fire insurance, underwriters or rating bureaus, now in effect or which may hereafter come into effect, whether or not they reflect a change in policy from that now existing, during the term or any part of the term hereof, relating in any manner to the Premises and the occupation and use by Tenant of the Premises and of the Common Areas. Tenant shall not use nor permit the use of the Premises or the Common Areas in any manner that will tend to create waste or a nuisance or shall tend to disturb other occupants of the Gateway Plaza.

5.3.            Condition of Premises.

5.3.1           Landlord shall deliver the Premises as well as the ground floor lobby, ground floor Common Areas, parking lot, walkways and entrance, to Tenant clean and free of debris on the Commencement Date, in a completed condition free from defects in materials and workmanship, except for normal punch list items, and Landlord warrants to Tenant that the plumbing, lighting, air conditioning, and heating, in the Premises shall be in good operating condition on the Commencement Date. In the event that it is determined that this warranty has been violated, then it shall be the obligation of Landlord, after receipt of written notice from Tenant setting forth with specificity the nature of the violation to promptly, at Landlord's sole cost, rectify such violation. Tenant's failure to give such written notice to Landlord within ninety (90) days after the Commencement Date shall cause the conclusive presumption that Landlord has complied with all of Landlord's obligations hereunder.

 
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5.3.2           Except as otherwise provided in this Lease, Tenant hereby accepts the Premises in the condition existing as of the Commencement Date or the date that Tenant takes possession of the Premises, whichever is earlier subject to all applicable zoning, municipal, county, state and federal laws, ordinances and regulations governing and regulating the use of the Premises and any covenants or restrictions of record, and accepts this Lease subject thereto and to all matters disclosed thereby and by any exhibits attached hereto. Tenant acknowledges that neither Landlord nor Landlord's agent has made any representation or warranty as to the present or future suitability of the Premises for the conduct of Tenant's business.

5.4            Hazardous Materials.   Tenant shall not cause or permit any Hazardous Materials  (as defined herein)  to be used,  stored, transported, released, handled, produced or installed in, on or from the Gateway Plaza, the Premises or the Building.  Tenant shall indemnify and hold Landlord harmless from and against any and all claims, demands, liabilities, costs, expenses, penalties, damages and losses, including, without limitation, reasonable attorneys' fees, resulting from the existence of Hazardous Materials on the Premises, the Gateway Plaza or the Building discharged from the Premises, the Gateway Plaza or the Building or penetrating any surface or subsurface rivers or streams crossing or adjoining the Premises, the Gateway Plaza or the Building as a result of Tenant's use of the Premises, the Gateway Plaza or the Building.  "Hazardous Materials", as used herein, means and includes those elements, materials,  compounds,  mixtures  or  substances  which  are  now contained in any list of hazardous substances and/or wastes or any list of toxic pollutants adopted by the United States Environmental Protection Agency (the "EPA") or any federal,  state or local governmental agency having jurisdiction over the Gateway Plaza (such agency is hereinafter referred to as the "Environmental Agencies")  which are defined as hazardous,  toxic,  pollutant, infectious, flammable, or radioactive by any of the Environmental Laws (as defined herein) , and whether or not included in such lists, shall be deemed to include all products or substances which are or contain petroleum, petroleum constituents, natural gas, natural gas liquids, asbestos, polychlorinated biphenyls and any chemicals known to cause cancer or reproductive toxicity as published by any Environmental Agencies; provided, however, the term "Hazardous Materials" does not include small qualities of chemicals and other substances used as janitorial supplies or otherwise  customarily used  in constructing,  maintaining  and operating properties similar to the Property and provided that all such chemicals and other substances are properly handled and stored in accordance with all Environmental Laws.   In the event of a breach of the provisions of this Paragraph, Landlord shall have the right, in addition to all other rights and remedies of Landlord under this Lease or at law, to require Tenant to remove any Hazardous Materials from the Premises in the manner prescribed for such removal by laws and requirements of any public authorities. The provisions of this Paragraph shall survive the expiration or termination of this Lease. As used herein, the term "Environmental Laws" means and includes any Federal, State, or local statute, law, ordinance,  code,  rule,  regulation,  judgment,  order or decree regulating, relating to or imposing liability or standards of conduct concerning,  any hazardous,  toxic or dangerous waste, substance, pollutant, contaminant, element, compound, mixture or material, as now in effect including, without limitation,  the Federal Comprehensive Environmental Response,  Compensation and Liability Act, as amended, 42 U.S.C. 9601 et seq., the Superfund Amendments and Reauthorization Act, 42 U.S.C. 9601 et seq., the Federal Toxic Substances Control Act, 15 U.S.C. 2601 et seq., the Federal Resource Conservation and Recovery Act, as amended, 42 U.S.C. 6901 et seq., the Federal Hazardous Material Transportation Act, 49 U.S.C. 1801 et seq., the Federal Clean Air Act 42 U.S.C. 7401 et seq., the Federal Water Pollution Control Act, 33 U.S.C. 1251 et seq., the Emergency Planning and Community Right-to-Know Act, 42 U.S.C. 11001 et seq., and all rules and regulations of any of the Governmental Authorities.   The provisions hereof shall survive the termination of the Lease.

 
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5.5           Proscribed Uses. Tenant shall not at any time use or occupy the Premises or the Building, or suffer or permit anyone to use or occupy the Premises, or do anything in the Premises or the Building, or suffer or permit anything to be done in, brought into or kept on the Premises, which in any manner in the discretion of Landlord: (i) violates the Certificate of Occupancy for the Premises or the Building; (ii) causes or is liable to cause injury to the Premises or the Building or any equipment, facilities or systems therein; (iii) or constitutes a violation of the laws and requirements of any public authorities or the requirements of insurance bodies; (iv) impairs or tends to impair the character, reputation or appearance of the Building as a first-class facility; (v) impairs or tends to impair the proper and economic maintenance, operation and repair of the Building and/or its equipment, facilities or systems; (vi) annoys or inconveniences or tends to annoy or inconvenience other Tenants or occupants of the Building; (vii) constitutes a nuisance, public or private; (viii) makes unobtainable from reputable insurance companies authorized to do business in Pennsylvania all risk property insurance, or liability, elevator, boiler or other insurance at standard rates required to be furnished by Landlord under the terms of any mortgages covering the Premises; or (ix) discharges objectionable fumes, vapors or odors into the Building's flues or vents or otherwise.
 
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6 .              MAINTENANCE, REPAIRS, ALTERATIONS AND COMMON AREA SERVICES.

6.1.          Landlord's Obligation. Landlord shall arrange for and oversee (as a component of its management fee) the provision of services required to maintain the Common Areas for which there is an Operating Expense. Landlord shall have no obligation to make repairs under this Paragraph 6.1 until a reasonable time not exceeding five days or less depending on the nature of the required repair, after receipt of written notice from Tenant of the need for such repairs. In the event of Landlord's failure to make such repairs, Tenant, after written notice to Landlord, may make such repairs at Landlord's cost. Landlord shall not be liable for damages or loss of any kind or nature by reason of Landlord's failure to arrange for any Common Area services when such failure is caused by accident, breakage, repairs, strikes, lockout, Force Majeure or other labor disturbances or disputes of any character or by any other cause beyond the reasonable control of Landlord.

6.2.           Tenant's Obligations.

6.2.1           Subject to the provision of Paragraphs 5 (Use), 6.1  (Landlord's Obligations),  and 8  (Damage or Destruction), Tenant, at Tenant's expense, shall keep in good order, condition and repair,  the Premises and their fixtures and improvements therein including, without limitation, the property which is deemed Landlord's and Tenant's and every part thereof (whether or not the damaged portion of the Premises or the means of repairing the same are reasonably or readily accessible to Tenant) including, without limiting the generality of the foregoing, all plumbing, heating, ventilating and air conditioning systems (Tenant shall procure and maintain, at Tenant's expense, a heating, ventilating and air conditioning system maintenance contract), electrical and lighting facilities, and equipment within the Premises, fixtures, interior walls and interior surfaces of exterior walls, ceilings, windows, doors, plate glass, and skylights, if any, located within the Premises, whether ordinary, extraordinary, foreseen or unforseen. Tenant shall annually provide Landlord, during the term of this Lease, with satisfactory evidence of the maintenance contract required hereunder. Landlord reserves the right to procure and maintain the ventilating and air conditioning system maintenance contract, and if Landlord so elects, Tenant shall reimburse Landlord, upon demand, for the entire cost thereof. All repairs in and to the Premises for which Tenant is responsible shall be promptly performed by Tenant in a manner which will not interfere with the use of the Building by others. Any repairs in or to the Building and the facilities and systems thereof for which Tenant is responsible may be performed by Landlord at Tenant's expense; but, Landlord may, at its option, before commencing any such work or at any time thereafter, require Tenant to furnish to Landlord such security, in form and amount as Landlord shall deem necessary to assure the payment for such work by Tenant.

 
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6.2.2   If Tenant fails to perform Tenant's obligations under this Paragraph 6.2 or under any other Paragraph of this Lease, Landlord may enter upon the Premises after ten (10) days' prior written notice to Tenant (except in the case of emergency, in which event no notice shall be required), perform such obligations on Tenant's behalf and put the Premises and/or Building in good order, condition and repair, and the cost thereof together with interest thereon at the maximum rate then allowable by law shall be due and payable as additional rent to Landlord together with Tenant's next Base Rent installment.

6.2.3   On the last day of the term hereof, or on any sooner termination, Tenant shall surrender the Premises to Landlord in the same condition as received, ordinary wear and tear excepted, clean and free of debris.  Any damage or deterioration of the Premises and/or the Building shall not be deemed ordinary wear and tear if the same could have been prevented by good maintenance practices.  Tenant shall repair any damage to the Premises and/or Building occasioned by the installation or removal of Tenant's trade fixtures,   alterations,   furnishings,   and equipment. Notwithstanding anything to the contrary otherwise stated in this Lease, Tenant shall leave the air lines, power panel, electrical distribution systems, lighting fixtures, space heaters, air conditioning, plumbing and fencing, if any, on the Premises in good operating condition.

6.3.           Alteration and Additions.

6.3.1           Tenant shall not, without Landlord's prior written consent make any alterations, improvements, additions, or utility installations in, on, or about the Premises, or the Gateway Plaza except for nonstructural alterations to the Premises not exceeding Ten Thousand and 00/100($10,000.00) Dollars in cumulative costs, during the term of this Lease. In any event, whether or not in excess of Ten Thousand and 00/100 ($10,000.00) Dollars in cumulative cost, Tenant shall make no change or alteration to the exterior of the Premises nor the exterior of the Building nor the Gateway Plaza without Landlord's prior written consent. Landlord acknowledges receipt of Tenant's plans and specifications for Tenant's initial leasehold improvements and hereby consents to the same. Such initial leasehold improvements need not be removed upon termination of the Lease.  As used in this Paragraph 6.3 the term "Utility Installation" shall mean air lines, power panels, electrical distribution systems, lighting fixtures, space heaters, air conditioning, plumbing, sprinkler equipment, and fencing. Should Tenant make any alterations, improvements, additions or Utility Installations without the prior approval of Landlord, Landlord may at any time during the term of this Lease, require that Tenant remove any or all of the same at Tenant's sole cost and expense.

 
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6.3.2          Any alterations, improvements, additions or Utility Installations in or about the Premises or the Gateway Plaza that Tenant shall desire to make and which requires the consent of the Landlord shall be presented to Landlord in written form, with proposed detailed plans. If Landlord shall give its consent, the consent shall be deemed conditioned upon Tenant acquiring a permit to do so from appropriate governmental agencies, the furnishing of a copy thereof to Landlord prior to the commencement of the work, and the compliance by Tenant of all conditions of said permit in a prompt and expeditious manner.

6.3.3          Tenant shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or for Tenant at or for use in the Premises, which claims are or may be secured by any mechanic's or materialmen's lien against the Premises, or the Gateway Plaza, or any interest therein.  Tenant shall give Landlord not less than ten (10) days' notice prior to the commencement of any work in the Premises, and Landlord shall have the right to post notices of non-responsibility in or on the Premises or the Building as provided by law.  If Tenant shall in good faith, contest the validity of any such lien, claim or demand, then Tenant shall, at its sole expense defend itself and Landlord against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof against the Landlord or the Premises or the Gateway Plaza, upon the condition that if Landlord shall require, Tenant shall furnish to Landlord a surety bond satisfactory to Landlord in an amount equal to such contested lien claim or demand indemnifying Landlord against liability for the same and holding the Premises and the Gateway Plaza free from the effect of such lien or claim. In addition, Landlord may require Tenant to pay Landlord's attorneys’ fees and costs in participating in such action if Landlord shall decide it is to Landlord's best interest to do so.
 
6.3.4           All alterations, improvements, additions, and Utility Installations (whether or not such Utility Installation constitute trade fixtures of Tenant) , which may be made on the Premises, shall be the property of Landlord and shall remain upon and be surrendered with the Premises at the expiration of the Lease term, unless Landlord requires their removal pursuant to Paragraph 6.3.1, provided that upon termination of the Lease, Tenant may remove at its expense, ATM machines, night depository equipment, drive-thru equipment and security systems. Tenant shall repair any damage caused by such removal. Notwithstanding the provisions of this Paragraph 6.3.4, Tenant's machinery and equipment other than that described in the preceding sentence and other than that which is affixed to the Premises so that it cannot be removed without material damage to the Premises, and other than Utility Installations, shall remain the property of Tenant and may be removed by Tenant subject to the provisions of Paragraph 6.2.

 
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6.4.            Utility Additions. Landlord reserves the right to install new or additional utility facilities throughout the Building, the Premises, and the Common Areas for the benefit of Landlord or Tenant, or any other Tenant of the Gateway Plaza, including, but not by way of limitation, such utilities as plumbing, electrical systems, security systems, communication systems, and fire protection and detection systems, so long as such installations do not unreasonably interfere with Tenant's use of the Premises.
 
7.               INSURANCE; INDEMNITY.
 
7.1.            Liability Insurance--Tenant. Tenant shall, at Tenant's expense obtain and keep in force during the term of this Lease a policy of Combined Single Limit Bodily Injury and Property Damage insurance insuring Tenant and Landlord against any liability arising out of the use, occupancy, or maintenance of the Premises and the Gateway Plaza. Such insurance shall be in an amount not less than Three Million ($3,000,000) Dollars per occurrence. The policy shall insure performance by Tenant of the indemnity provisions of this Paragraph 7. The limits of said insurance shall not, however, limit the liability of Tenant hereunder. Tenant's policy shall contain a clause stating that Tenant's insurance is primary and noncontributory, and Landlord shall be named as an additional insured.

7.2.            Liability Insurance--Landlord. Landlord shall obtain and keep in force during the term of this Lease a policy of Combined Single Limit Bodily injury and property Damage Insurance, insuring Landlord, but not Tenant, against any liability arising out of the ownership, use, occupancy or maintenance of the Gateway Plaza in an amount not less than Three Million ($3,000,000) Dollars per occurrence.

7.3.            Property Insurance. Landlord shall obtain and keep in force during the term of this Lease a policy or policies of insurance covering loss or damage to the Gateway Plaza, including the Building and improvements, but not Tenant's personal property, fixtures, equipment or Tenant improvements, in an amount hot to exceed the full replacement value thereof, as the same may exist from time to time, providing protection against all perils included within the classification of fire, extended coverage, vandalism, malicious mischief, flood (in the event same is required by a lender having a lien on the Premises) and special extended perils ("all risk" as such term is used in the insurance industry). Tenant shall be responsible to replace loss of rental income (in an amount solely determined by Landlord), and any such other insurance as Landlord deems advisable.

 
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7.4            Payment of Premium Increase.

7.4.1           After the term of this Lease has commenced, Tenant shall not be responsible for paying Tenant's Share of any increase in the property insurance premium for the Gateway Plaza specified by Landlord's insurance carrier as being caused by the use, acts or omission of any other Tenant of the Gateway Plaza, or by the nature of such other Tenant's occupancy which create an extraordinary or unusual risk.

7.4.2           Tenant, however, shall pay the entirety of any increase in the property insurance premium for the Gateway Plaza over what it was immediately prior to the commencement of the term of this Lease if the increase is specified by Landlord's insurance carrier as being caused by the nature of Tenant's occupancy or any act or omission of Tenant.

7.5.            Insurance Policies. Insurance required hereunder shall be in companies holding a "General Policyholders Rating" of at least B plus, or such other rating as may be required by a lender having a lien on the Premises, as set forth in the most current issue or "Best's Insurance Guide". Tenant shall not do or permit to be done anything which shall invalidate the insurance policies carried by Landlord. Tenant shall deliver to Landlord copies of liability insurance policies required under Paragraph 7.1 or certificates evidencing the existence and amounts of such insurance within seven (7) days after the Commencement Date. No such policy shall be cancelable or subject to reduction of coverage or other modification except after thirty (30) days prior written notice to Landlord. Tenant shall, at least thirty (30) days prior to the expiration of such policies, furnish Landlord with renewals or "binders" thereof.

7.6.            Waiver of Subrogation. Tenant and Landlord each hereby release and relieve the other, and waive their entire right of recovery against the other for loss or damage to the Building (including Loss of Income) arising out of or incident to the perils insured against which perils occur in, on or about the Premises, whether due to the negligence of Landlord or Tenant or their agents, employees, contractors and/or invitees. Tenant and Landlord shall, upon obtaining the policies of insurance required, give notice to the insurance carrier or carriers that the foregoing mutual waiver of subrogation is contained in this Lease.

 
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7.7.            Indemnity. Tenant shall indemnify and hold harmless Landlord from any and all claims arising from Tenant's use of the Gateway Plaza, or from the conduct of Tenant's business or from any activity, work or things done, permitted or suffered by Tenant in or about the Premises or elsewhere and shall further indemnify and hold harmless Landlord from and against any and all claims arising from any breach or default in the performance of any obligation on Tenant's part to be performed under the terms of this Lease, attorneys' fees, expenses and liabilities incurred in the defense of any such claim or any action or proceeding that may be brought against Landlord by reason of any such claim. Tenant upon notice from Landlord shall defend the same at Tenant's expense by counsel reasonably satisfactory to Landlord and Landlord shall cooperate with Tenant in such defense.  Tenant, as a material part of the consideration to Landlord, hereby assumes all risk of damage to property of Tenant or injury to persons, in, upon, or about the Gateway Plaza arising from any cause and Tenant hereby waives all claims in respect thereof against Landlord or arising from the negligence, acts or omissions to act of the Tenant, licensees, invitees, and from any and all costs.  The foregoing indemnity provisions shall not apply to any damages, claims, expenses or limitations arising out of the gross negligence or intentional acts of Landlord.

7.8.          Exemptions of Landlord from Liability. Tenant hereby agrees that Landlord shall not be liable for injury to Tenant's business or any loss of income therefrom or for damage to the goods, wares, merchandise or other property of Tenant, Tenant's employees, invitees, customers, or any other person in or about the Premises or the Gateway Plaza, nor shall Landlord be liable for injury to the person of Tenant, Tenant's employees, agents or contractors, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures, or from any other cause, whether said damage or injury results from conditions arising upon the Premises or upon other portions of the Gateway Plaza, or from other sources or places and regardless of whether the cause of such damage or injury or the means of repairing the same is inaccessible to Tenant. Landlord shall not be liable for any damages arising from any act or neglect of any other Tenant, occupant or user of the Gateway Plaza, nor from the failure of Landlord to enforce the provisions of any other lease of the Gateway Plaza. The foregoing exemptions shall not apply to the gross negligence or intentional acts of Landlord.

8.              DAMAGE OR DESTRUCTION.

8.1.            Definitions.

8.1.1           "Premises Partial Damage" shall mean if the Premises are damaged or destroyed to the extent that the cost of repair is less than fifty percent (50%) of the then replacement cost of the Premises.

 
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8.1.2           "Premises Total Destruction" shall mean if the Premises are damaged or destroyed to the extent that the cost of repair is fifty percent (50%) or more of the then replacement cost of the Premises.

8.1.3           "Premises Building Partial Damage" shall mean if the Building of which the Premises are a part is damaged or destroyed to the extent that the cost to repair is less than fifty percent (50%) of the then replacement cost of the Building.

8.1.4           "Premises Building Total Destruction" shall mean if the Building of which the Premises are a part is damaged or destroyed to the extent that the cost to repair is fifty percent (50%) or more of the then replacement cost of the Building.

8.1.5           "Insured Loss" shall mean damage or destruction which was covered by an event required to be covered by the insurance described in Paragraph 7. The fact that an insured Loss has a deductible amount shall not make the loss an uninsured loss.

8.1.6           "Replacement Cost" shall mean the amount of money necessary to be spent in order to repair or rebuild the damaged area to the condition that existed immediately prior to the damage occurring excluding all improvements made by the Tenant.
 
8.2.            Premises Partial Damage:  Premises Building Partial Damage.

8.2.1            Insured Loss. Subject to the provisions of Paragraphs 8.4 and 8.5, if at any time during the term of this Lease there is damage which is an Insured Loss and which falls into the classification of either Premises Partial Damage or Premises Building Partial Damage, then Landlord shall, at Landlord's expense, repair such damage to the Premises, but not Tenant's fixtures, equipment or Tenant improvements, as soon as reasonably possible and this Lease shall continue in full force and effect and to the extent of insurance proceeds received, repair such damage to the Premises, but not Tenant's fixtures, equipment or Tenant improvements, as soon as reasonably possible and this Lease shall continue in full force and effect.

8.2.2            Uninsured Loss. Subject to the provisions of Paragraph 8.4 and 8.5, if at any time during the term of this Lease there is damage which is not an Insured Loss and which falls within the classification of Premises Partial Damage or Premises Building Partial Damage, unless caused by a negligent or willful act of Tenant (in which event Tenant shall make repairs at Tenant's expense), which damage prevents Tenant from using the Premises, Landlord may at Landlord's option either (i) repair such damage as soon as reasonably possible at Landlord's expense, in which event this Lease shall continue in full force and effect; or (ii) give written notice to Tenant within twenty (20) days after the date of the occurrence of such damage, of its intention to cancel and terminate this Lease. In the event Landlord elects to give such notice of Landlord's intention to cancel and terminate this Lease, Tenant shall have the right within twenty (20) days after the receipt of such notice to give written notice to Landlord of Tenant's intention to repair such damage at Tenant's expense, without reimbursement from Landlord, in which event this Lease shall continue in full force and effect, and Tenant shall proceed to make such repairs as soon as reasonably possible. If Tenant does not give such notice within such twenty (20) day period, this Lease shall be canceled and terminated as of the date of the occurrence of such damage and the parties hereto shall have no further rights or liabilities one to the other hereunder or otherwise.

 
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8.3            Premises Total Destruction; Premises Building Total Destruction.

8.3.1           Subject to the provisions of Paragraphs 8.4 and 8.5, if at any time during the term of this Lease there is damage, covered by an Insured Loss, and which falls into the classification of either: (i) Premises Total Destruction; or (ii) Premises Building Total Destruction; then Landlord shall repair such damage or destruction, to the extent of Landlord's receipt of insurance proceeds covering such loss and subject to the consent of Landlord's mortgagee, but not Tenant's fixtures, equipment or Tenant improvements, as soon as reasonably possible at Landlord's expense, and this Lease shall continue in full force and effect.

8 .4            Damage Near End of Term.

8.4.1           Subject to Paragraph 8.4.2, if at any time during the last six (6) months of the term of this Lease there is damage whether or not it is an Insured Loss which falls within the classification of Premises Partial Damage or Premises Building Partial Damage, Landlord may at Landlord's option cancel and terminate this Lease on or as of the date of occurrence of such damage by giving written notice to Tenant as of Landlord's election to do so within twenty (20) days after the date of occurrence of such damage and the parties hereto shall have no further rights or liabilities one to the other hereunder, or otherwise.

8.4.2           Notwithstanding Paragraph 8.4.1, in the event that Tenant has an option to extend or renew this Lease, and the time within which said option may be exercised has not yet expired, Tenant shall exercise such option, if it is to be exercised at all, no later than twenty (20) days after the occurrence of an Insured Loss falling within the classification of Premises Total Damage during the last six (6) months of the term of this Lease. If Tenant duly exercises such option during said twenty (20) day period, Landlord shall, at Landlord's expense, repair such damage, but not Tenant's fixtures, equipment or Tenant improvements, as soon as reasonably possible and this Lease shall continue in full force and effect. If Tenant fails to exercise said option during said twenty (20) day period, then Landlord may at Landlord's option terminate and cancel this Lease as of the expiration of said twenty (20) day period by giving written notice to Tenant of Landlord's election to do so within ten (10) days after the expiration of said twenty (20) day period, notwithstanding any term or provision in the grant of option to the contrary.

 
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8.5            Abatement of Rent; Tenant's Remedies.

8.5.1           In the event Landlord repairs or restores the Premises pursuant to the provisions of this Paragraph, the rent payable hereunder for the period during which such damage, repair or restoration continues shall be abated in proportion to the degree in which Tenant's use of the Premises is impaired. Except for abatement of rent, if any, Tenant shall have no claim against Landlord for any damage suffered by reason of any such damage, destruction, repair or restoration, unless caused by Landlord's willful acts or gross negligence.

8.5.2           If Landlord shall be obligated to repair or restore the Premises under the provisions of this Paragraph and shall not commence such repair or restoration within ninety (90) days after such obligation shall accrue, Tenant may at Tenant's option make such repairs at Landlord's cost, in which case Tenant shall be entitled to the receipt of the insurance proceeds covering such loss, provided Landlord's mortgagee consents thereto, or cancel and terminate this Lease by giving Landlord written notice of Tenant's election to do so at any time prior to the commencement of such repair or restoration. In such event this Lease shall terminate as of the date of such notice and the parties hereto shall have no further rights or liabilities one to the other hereunder, or otherwise, provided, however, that each party shall retain any rights or causes of action arising from the other party's default during the term of this Lease.

8.6            Termination-Advance Payments. Upon termination of this Lease pursuant to this Paragraph 8, an equitable adjustment shall be made concerning advance rent and any advance payments made by Tenant to Landlord. Landlord shall, in addition, return to Tenant so much of Tenant's security deposit as has not theretofore been applied by Landlord.

8.7            Waiver. Landlord and Tenant waive the provisions of any statute which relate to termination of leases when leased property is destroyed and agree that such event shall be governed by the terms of this Lease.

9.              REAL PROPERTY TAXES.
 
9.1            Payment of Taxes.   Landlord shall pay the real property tax as defined in Paragraph 9.3, applicable to the Gateway Plaza subject to reimbursement by Tenant of Tenant's Share of such taxes in accordance with the provisions of Paragraph 3.2, except as otherwise provided in Paragraph 9.2.

 
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9.2            Additional Improvements . Tenant shall not be responsible for paying Tenant's Share of any increase in real property tax specified in the tax assessor's records and work sheets as being caused by additional improvements placed upon the Gateway Plaza by other Tenants or by Landlord for the exclusive enjoyment of such other Tenants. Tenant shall, however, pay to Landlord at the time that Operating Expenses are payable under Paragraph 3.2.3 the entirety of any increase in real property tax if assessed solely by reason of additional improvements placed upon the Premises by Tenant or at Tenant's request.

9.3            Definition of "Real Property Tax" .  As used herein, the term "Real Property Tax" shall include any real estate tax or assessment, general, special, ordinary or extraordinary, levy or tax (other than inheritance, personal income, business privilege, license or other tax based on Landlord's rental receipts or income, or estate taxes), imposed on the Gateway Plaza or any portion thereof by any authority having the direct or indirect power to tax, including any city, county, state or federal government, or any school, agricultural, sanitary, drainage or other improvement district thereof, as against any legal or equitable interest of Landlord in the Gateway Plaza or in any portion thereof.  The term "Real Property Tax” shall also include any tax,  fee,  levy, assessment or charge: (i) in substitution of, partially or totally, any tax,  fee,  levy, assessment or charge hereinabove included within the definition of "Real Property Tax"; or (ii) the nature of which was hereinbefore included within the definition of "Real Property Tax".

9.4            Joint Assessment . If the Gateway Plaza is not separately assessed, Tenant's Share of the Real Property Tax liability shall be an equitable proportion of the real property taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be determined by Landlord from the respective valuations assigned in the assessor's work sheets or such other information as may be reasonably available. Landlord's reasonable determination thereof, in good faith, shall be conclusive. Landlord shall use its best efforts to have the Gateway Plaza taxed as a separate parcel.

9.5            Personal Property Tax .

9.5.1           Tenant shall pay prior to delinquency all taxes assessed against and levied upon trade fixtures, furnishings, equipment and all other personal property of Tenant contained in the Premises or elsewhere. When possible, Tenant shall cause said trade fixtures, furnishings, equipment and all other personal property to be assessed and billed separately from the real property of Landlord.

 
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9.5.2           If any of Tenant's said personal property shall be assessed with Landlord's real property, Tenant shall pay to Landlord the taxes attributable to Tenant within ten (10) days after receipt of a written statement setting forth the taxes applicable to Tenant's property.

10.            UTILITIES . Tenant shall pay for all water, gas, heat, light, power, telephone and other utilities and services supplied to the Premises, together with any taxes thereon. If any such services are not separately metered to the Premises, Tenant shall pay at Landlord's option either Tenant's Share or a reasonable proportion to be determined by Landlord of all charges jointly metered with other premises in the Building.

11.             ASSIGNMENT AND SUBLETTING .

11.1          Consent Required .  Subject to any provisions of this Paragraph to the contrary, Tenant shall not, without the prior written consent of the Landlord,  which consent shall not be unreasonably withheld or delayed: (i) assign, convey or mortgage this Lease or any interest hereunder;  (ii) permit to occur or permit to exist any assignment of this Lease, or any lien upon Tenant's interest, voluntarily or by operation of law; (iii) sublet the Premises or any part thereof; (iv) advertise as available for sublet or assignment all or any portion of the Premises; or (v) permit the use of the Premises by any parties other than Tenant and its employees.  Any such action on the part of Tenant shall be void and of no effect.  There shall be no partial assignment of Tenant's interest in this Lease.  The term "sublease" and all words derived therefrom as used in this subparagraph, shall include any subsequent sublease or assignment of such sublease and any other interest arising under such sublease.  Landlord's consent to any assignment, subletting or transfer or Landlord's election to accept any assignee, sublessee or transferee as the Tenant hereunder and to collect rent from such assignee, subtenant or transferee shall not release Tenant or any subsequent Tenant from any covenant or obligation under this Lease. Landlord's consent to any assignment, subletting or transfer shall not constitute a waiver of Landlord's right to withhold its consent to any future assignment, subletting, or transfer.  Landlord may condition its consent upon execution by the  sublessee  or  assignee of  an  instrument  confirming  such restrictions on further subleasing or assignment and joining in the waivers and indemnities made by Tenant hereunder insofar as such waivers and indemnities relate to the affected space.  Without limitation of the foregoing, Tenant agrees to indemnify, defend and hold Landlord and its employees, agents, their members, officers and partners harmless from and against any claims made by any broker or finder for a commission or fee in connection with any subleasing or assignment by Tenant or any sublessee or assignee of Tenant.

Tenant agrees that Landlord shall be acting reasonably when such consent is not granted if the prospective sublessee or assignee:  (i)  in the reasonable judgment of Landlord, is of a character or engaged in a business which is not in keeping with the standards of Landlord for the Building;  (ii) in the reasonable judgment of Landlord, the purposes for which the Premises are intended to be used are not in keeping with the standards of Landlord for the Building, or are in violation of the terms of any other leases in the Building, it being understood that the purpose for which subtenant or assignee intends to use the Premises may not be in violation of this Lease; (iii) the portion of the Premises to be sublet does not have appropriate means of ingress and egress and suitable for normal renting purposes for the portion of the Premises to be sublet or assigned;  (iv) is a government (or a subdivision or agency thereof) intending to use the Premises other than for general business offices; (v) does not, in the reasonable judgment of Landlord, have adequate financial strength; (vi) Tenant is in Default under this Lease; or (vii) is or was during the term of this Lease a Tenant of Landlord or a related entity in this Building or another building of Landlord or a related entity. Landlord's consent to any subletting or Landlord's election to accept any subtenant or assignee as the Tenant hereunder and to collect rent from such subtenant shall not  release Tenant or any subsequent Tenant from any covenant or obligation under this Lease.
 
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11.2           Information Required . If Tenant desires the consent of Landlord to an assignment or subletting, Tenant shall submit to Landlord at least thirty (30) days prior to the proposed effective date of the assignment or sublease a written notice which includes: (i) all documentation then available related to the proposed sublease or assignment (copies of final executed documentation to be supplied on or before the effective date); and (ii) sufficient information to permit Landlord to determine the identity and character of the proposed sublessee or assignee and the financial condition of the proposed assignee.

11.3           Landlord's Alternatives . In addition to withholding its consent Landlord shall have the right to terminate this Lease as to that portion of the Premises which Tenant assigns or sublets in violation of this Lease. Landlord may exercise such right to terminate by giving written notice to Tenant at any time prior to Landlord's written consent to such assignment or sublease. In the event that Landlord exercises such right to terminate, Landlord shall be entitled to recover possession of and Tenant shall surrender such portion of the Premises on the later of (i) the date for possession by such unapproved subtenant or assignee, or (ii) ninety (90) days after the date of Landlord's notice of termination to Tenant.

11.4           Consent . In the event that Landlord consents to any assignment or sublease of any portion of the Premises, as a condition of Landlord's consent, if Landlord consents, Tenant shall pay to Landlord any reasonable attorneys' fees and expenses incurred by Landlord in connection with such assignment or sublease.

 
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11.5           Restrictions on "in Substance" Assignments . If Tenant is a partnership, a withdrawal or change, whether voluntary, involuntary or by operation of law or in one or more transactions, Tenant shall be deemed an assignment of this Lease and subject to the provisions of this Paragraph. If Tenant is a corporation, any dissolution, merger, consolidation or other reorganization of Tenant, or the sale, transfer or redemption of a direct or indirect controlling interest in the capital stock of Tenant, in one or more transactions, shall be deemed a voluntary assignment of this Lease and subject to the provisions of this Paragraph. Neither this Lease nor any interest therein nor any estate created thereby shall pass by operation of law or otherwise to any trustee, custodian or receiver in bankruptcy of Tenant or any assignee for the assignment of the benefit of creditors of Tenant. Provided, however, that Tenant's merger with or into another existing banking institution or the purchase of substantially all the assets of Tenant by an existing banking institution shall be permitted and shall not be considered an assignment of this Lease.

12.             DEFAULT; REMEDIES .

12.1           Default . The occurrence of any one or more of the following events shall constitute a material default (hereinafter referred to as a "Material Default" or "Default") of this Lease by Tenant:

12.1.1         The vacating or abandonment of the Premises by Tenant.

12.1.2          The failure by Tenant to make any payment of rent or any other payment required to be made by Tenant hereunder, as and when due, where such failure shall continue for a period of five (5) days after written notice thereof from Landlord to Tenant. In the event that Landlord serves Tenant with a notice to pay rent or quit pursuant to applicable unlawful detainer statutes such notice to pay rent or quit shall also constitute the notice required by this subparagraph.

12.1.3          Except as otherwise provided in this Lease, the failure by Tenant to observe or perform any of the covenants, conditions or provisions of this Lease to be observed or performed by Tenant, other than described in Paragraph 12.1.2, supra, where such failure shall continue for a period of thirty (3 0) days after written notice thereof from Landlord to Tenant; provided, however, that if the nature of Tenant's noncompliance is such that more than thirty (3 0) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant commenced such cure within said thirty (30) day period and thereafter diligently prosecutes such cure to completion. To the extent permitted by law, such thirty (30) day notice shall constitute the sole and exclusive notice required to be given to Tenant under applicable unlawful detainer statutes.

 
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12.1.4         (i) The making by Tenant of any general arrangement or general assignment for the benefit of creditors; (ii) Tenant becomes a "debtor" as defined in 11 U.S.C. Section 101 or any successor statute thereto (unless, in the case of a petition filed against Tenant, the same is dismissed within sixty (60) days) ; (iii) the appointment of a trustee or receiver to take possession of substantially all of Tenant's assets located at the Premises or of Tenant's interest in this Lease, where possession is not restored by Tenant within thirty (3 0) days; or (iv) the attachment, execution or other judicial seizure of substantially all of Tenant's assets located at the Premises or of Tenant's interest in this Lease, which such seizure is not discharged within thirty (30) days. In the event that any provision of this Paragraph 12.1.4 is contrary to any applicable law, such provision shall be of no force or effect.

12.1.5         The discovery by Landlord that any financial statement given to Landlord by Tenant, any assignee of Tenant, any sublessee of Tenant, any successor in interest of Tenant was materially false.

12.1.6         The foregoing notwithstanding, Tenant shall not be considered in default if it disputes in good faith Tenant's Share of any Operating Expenses claimed by Landlord and pays the amount acknowledged by Tenant to be due and thereafter immediately pays the disputed amount upon receiving supporting information and documentation from Landlord.

12.2           Remedies . In the event of any such Material Default by Tenant, Landlord may at any time thereafter, with or without notice or demand and without limiting Landlord in the exercise of any right or remedy which Landlord may have by reason of such Default:

12.2.1         Terminate Tenant' right to possession of the Premises by any lawful means, in which case this Lease and the term hereof shall terminate and Tenant shall immediately surrender possession of the Premises to Landlord. In such event Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant's default including, but not limited to, the cost of recovering possession of the Premises; expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys' fees, and any real estate commission actually paid; the amount of the unpaid Rent for the balance of the term; that portion of the leasing commission paid by Landlord  applicable  to  the  unexpired  term  of  this  Lease; unamortized Tenant improvement work.

 
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12.2.2          Maintain Tenant's right to possession in which case this Lease shall continue in effect whether or not Tenant shall have vacated or abandoned the Premises. In such event Landlord shall be entitled to enforce all of Landlord's rights and remedies under this Lease, including the right to recover the Rent as it becomes due hereunder.

12.2.3          Pursue any other remedy now or hereafter available to Landlord under the laws or judicial decisions of the state wherein the Premises are located. Unpaid installments of rent and other unpaid monetary obligations of Tenant under the terms of this Lease shall bear interest from the date due at the maximum rate than allowable by law.

12.3           Default by Landlord . Landlord shall not be in default unless Landlord fails to perform obligations required of Landlord within a reasonable time, but in no event later than thirty (30) days after written notice by Tenant to Landlord and to the holder of any first mortgage or deed of trust covering the Premises whose name and address shall have theretofore been furnished to Tenant in writing, specifying wherein Landlord has failed to perform such obligation; provided, however, that if the nature of Landlord's obligation is such that more than thirty (30) days are required for performance then Landlord shall not be in default if Landlord commences performance within such thirty (3 0) day period and thereafter diligently prosecutes the same to completion.

12.4           Late Charges . Tenant hereby acknowledges that late payment by Tenant to Landlord of Base Rent, Tenant's Share of Operating Expenses or other sums due hereunder will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain.   Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed on Landlord by the terms of any  mortgage  of  trust  deed  covering  the  Gateway  Plaza. Accordingly, if any installment of Base Rent, Operating Expenses, or any other sum due from Tenant shall not be received by Landlord or Landlord's designee within ten (10) days after such amount shall be due, then, without any requirement for notice to Tenant, Tenant shall pay to Landlord a late charge equal to six percent (6%) of such overdue amount.   The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Landlord will  incur  by  reason  of  late  payment  by  Tenant. Acceptance of such late charge by Landlord shall in no event constitute a waiver of Tenant's default with respect to such overdue amount, nor prevent Landlord from exercising any of the other rights and remedies granted hereunder.  In the event that a late charge is payable hereunder, whether or not collected, for three (3) installments of any of the aforesaid monetary obligations of Tenant, the Base Rent shall automatically become due and payable quarterly in advance, rather than monthly, notwithstanding Paragraph 3.1 or any other provision of this Lease to the contrary.

 
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13.            CONDEMNATION . If the Premises or any portion thereof or the Gateway Plaza are taken under the power of eminent domain, or sold under the threat of the exercise of said power (all of which are herein referred to as  "Condemnation"),  this Lease shall terminate as to the part so taken as of the date the condemning authority takes title or possession, whichever first occurs.  If more than ten percent (10%) of the floor area of the Premises, or more than twenty-five percent (25%) of that portion of the Common Areas designated as parking for the Gateway Plaza is taken by condemnation, Tenant may, at Tenant's option, to be exercised in writing only within twenty (20) days after Landlord shall have given Tenant written notice of such taking (or in the absence of such notice, within twenty (20) days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority takes such possession.  If Tenant does not terminate this Lease in accordance with the foregoing, this Lease shall remain in full force and effect as to the portion of the Premisses remaining, except that the rent shall be reduced in the proportion that the floor areas of the Premises taken bears to the total floor area of the Premises. No reduction of Rent shall occur if the only area taken is that which does not have the Premises located thereon.  Any award for the taking of all or any part of the Premises under the power of eminent domain or any payment made under threat of the exercise of such power shall be the property of Landlord, whether such award shall be made as compensation for the taking of the fee, or as severance damages; provided, however, that Tenant shall be entitled to any separated award for diminution in value of the leasehold or for loss of or damage to Tenant's trade fixtures and removable personal property.  In the event that this Lease is not terminated by reason of such condemnation, Landlord shall to the extent of severance damages received by Landlord in connection with such condemnation,  repair any damage to the Premises caused by such condemnation except to the extent that Tenant has been reimbursed therefore by the condemning authority. Tenant shall pay any amount in excess or such severance damages required to complete such repair.

14.            ESTOPPEL CERTIFICATE .

                 14.1          Each party (hereinafter referred to as the "Responding Party"), shall, at its own expense, at any time upon not less than ten (10) days' prior written notice form the other party (hereinafter referred to as the "Requesting Party") execute, acknowledge, and deliver to the Requesting Party a statement in writing: (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease, as so modified, is in full force and effect) , and the date to which the rent and other charges are paid in advance, if any; and (ii) acknowledging that there are not, to the Responding Party's knowledge, any uncured Defaults on the part of the Requesting Party, or specifying such Defaults if any are claimed. Any such statement may become conclusively relied upon by any prospective purchaser or encumbrancer of the Premises or of the business of the Requesting Party.

 
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                 14.2          At the Requesting Party's option, the failure to deliver such statement within such time shall be a Material Default of this Lease by the party who is to respond, without any further notice to such party, or it shall be conclusive upon such party that: (i) this Lease is in full force and effect, without modification except as may be represented by the Requesting Party; (ii) there are no uncured Defaults in the Requesting Party's performance; and (iii) if Landlord is the Requesting Party, not more than one (1) month's Rent has been paid in advance.

                 14.3          If Landlord desires to finance, refinance, or sell the Property, or any part thereof, Tenant hereby agrees to deliver to any lender or purchaser designated by Landlord such financial statements of Tenant as may be reasonably required by such lender or purchaser. All such financial statements shall be received by Landlord and such lender or purchaser in confidence and shall be used only for the purpose herein set forth.

15.            LANDLORD'S LIABILITY .

                15.1          The term "Landlord" as used herein shall mean only the owner or owners, at the time in question, of the fee title or a Tenant's interest in a ground lease of the Gateway Plaza; and in the event of any transfer of such title or interest, Landlord herein named (and in the case of any subsequent transfers then the grantor) shall be relieved from and after the date of such transfer of all liability as respects Landlord's obligations thereafter to be performed, provided that any funds in the hands of Landlord or the then grantor at the time of such transfer, in which Tenant has an interest, shall be delivered to the grantee. The obligations contained in this Lease to be performed by Landlord shall, subject as aforesaid, be binding on Landlord's successors and assigns, only during their respective periods of ownership.
 
                15.2          The liability of Landlord to Tenant or any default by Landlord under the terms of this Lease shall be limited to the interest of Landlord in the Gateway Plaza and Tenant agrees to look solely to Landlord's interest in the Gateway Plaza for the recovery of any judgment from the Landlord, it being intended that neither Landlord nor any member, partner or principal of Landlord nor any other property disclosed or undisclosed of such partners or principals  shall  be  personally  liable  for  any  judgment  or

 
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16.            SEVERABILITY . The invalidity of any provision of this Lease as determined by a court of competent jurisdiction, shall in no way affect the validity of any other provision hereof.

17.            INTEREST ON PAST-DUE OBLIGATIONS . Except as expressly herein provided, any amount due to Landlord not paid when due shall bear interest at the maximum rate then allowable by law from the date due. Payment of such interest shall not excuse or cure any default by Tenant under this Lease; provided, however, that interest shall not be payable on late charges incurred by Tenant nor on any amounts upon which late charges are paid by Tenant.

18.            TIME OF ESSENCE . Time is of the essence with respect to the obligations to be performed under this Lease.

19.            ADDITIONAL RENT . All monetary obligations of Tenant to Landlord under the terms of this Lease, including but not limited to, Tenant's Share of Operating Expenses and insurance and tax expenses payable shall be deemed to be rent, and payable as additional Base Rent.

20.            INCORPORATION OF PRIOR AGREEMENTS; AMENDMENTS . This Lease contains all agreements of the parties with respect to any matter mentioned herein. No prior or contemporaneous agreement or understanding pertaining to such matter shall be effective. This Lease may be modified in writing only, signed by the parties in interest at the time of the modification. Except as otherwise stated in this Lease, Tenant hereby acknowledges that no real estate broker, if any, on this transaction nor the Landlord or any employee or agents of any such persons has made any oral or written warranties or representations to Tenant relative to the condition or use by Tenant of the Premises or the Building and Tenant acknowledges that Tenant assumes all responsibility regarding the Occupational Safety and Health Act, the legal use and adaptability of the Premises and the compliance thereof with all applicable laws and regulations in effect during the term of this Lease except as otherwise specifically stated in this Lease.

21.            NOTICES . Any notice required or permitted to be given hereunder shall be in writing and may be given by personal delivery or by certified mail, and if given personally or by mail, shall be deemed sufficiently given if addressed to Tenant or the Landlord at the address noted below:

 
Landlord:
Gateway Associates, LLC
   
54 S. Commerce Way, Suite 175
   
Bethlehem, PA 18017-8915
     
 
With copies to:
   
Richard E. Thulin
   
2509 Center Street
   
Bethlehem, PA 18017

 
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Nicholas M. Zumas, Esquire
   
54 S. Commerce Way, Suite 172
   
Bethlehem, PA 18017
     
 
Tenant:
Embassy Bank
   
100 Gateway Drive, Suite 100
   
Bethlehem, PA 18017-8915
     
 
With a copy to:
   
Fredric C. Jacobs, Esquire
   
214 Bushkill Street
   
Easton, PA 18042

Either party may by notice to the other specify a different address for notice purposes except that upon Tenant's taking possession of the Premises, the Premises shall constitute Tenant's address for notice purposes. A copy of all notices required or permitted to be given to Landlord hereunder shall be concurrently transmitted to such party or parties at such addresses as Landlord may from time to time hereafter designate by notice to Tenant.

22.            WAIVERS . No waiver by Landlord of any provision hereof shall be deemed a waiver of any other provision herein or of any subsequent breach by Tenant of the same or any other provision. Landlord's consent to, or approval of, any act shall not be deemed to render unnecessary the obtaining of Landlord's consent to or approval of any subsequent act by Tenant. The acceptance of rent hereunder by Landlord shall not be a waiver of any preceding breach by Tenant of any provision hereto, other than the failure of Tenant to pay the particular rent so accepted, regardless of Landlord's knowledge of such preceding breach at the time of acceptance of such rent.

23.            RECORDING . Tenant shall, upon request of the Landlord, execute, acknowledge, and deliver to Landlord in recordable form a "short form" memorandum of this Lease for recording purposes.

24.            HOLDING OVER . In the event of holding over by Tenant without Landlord's written consent after the expiration or other termination of this Lease or in the event Tenant continues to occupy the Premises after the termination of Tenant's right of possession, Tenant shall, throughout the entire holdover period, pay Rent equal on a per diem basis, to one and one-half (1 1/2) times the Base Rent, as adjusted under Exhibit "C" hereto, which would have been applicable had the term of this Lease continued through the period of such holding over by Tenant. No holding over by Tenant after the expiration of the term of this Lease shall be construed to extend the term of this Lease.

 
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25.            CUMULATIVE REMEDIES . No remedy or election hereunder shall be deemed exclusive but shall, wherever possible be cumulative with all other remedies at law or in equity.

26.            COVENANTS AND CONDITIONS . Each provision of this Lease performable by Tenant shall be deemed both a covenant and a condition.

27.            BINDING EFFECT; CHOICE OF LAW . Subject to any provision hereof restricting assignment or subletting by Tenant and subject to the provisions of Paragraph 15, this Lease shall bind the parties, their personal representatives, successors and assigns. This Lease shall be governed by the laws of the Commonwealth of Pennsylvania and any litigation concerning this Lease between the parties hereto shall be initiated in Northampton County.

28.            SUBORDINATION .

28.1 This Lease, and any Option granted hereby, at Landlord's option, shall be subordinate to any ground lease, mortgage, deed of trust, or any other hypothecation or security now or hereafter placed upon the Gateway Plaza and to any and all advances made on the security thereof and to all renewals, modifications, consolidations, replacements and extensions thereof. Notwithstanding such subordination, Tenant's right to quiet possession of the Premises shall not be disturbed if Tenant is not in default and so long as Tenant shall pay the Rent and observe and perform all of the provisions of this Lease, unless this Lease is otherwise terminated pursuant to its terms, if any mortgagee, trustee or ground Landlord shall elect to have this Lease and any Options granted hereby prior to the lien of its mortgage, deed of trust or ground lease, and shall give written notice thereof to Tenant, this Lease and such Options shall be deemed prior to such mortgage, deed of trust or ground lease, whether this Lease or such Options are dated prior to or subsequent to the date of said mortgage, deed or trust, or ground lease or the date of recording thereof.
 
28.2          Tenant, at its sole cost and expense, agrees to execute any documents required to effectuate an attornment, a subordination or to make this Lease or any Option granted herein prior to the lien of any mortgage, deed of trust or ground lease, as the case may be, whether precipitated by Landlord or a proposed transferee of Landlord. Tenant's failure to execute such documents within ten (10) days after written demand shall constitute a material default by Tenant hereunder without further notice to Tenant or, at Landlord's option, Landlord shall execute such documents on behalf of Tenant as Tenant's attorney-in-fact. Tenant does hereby make, constitute, and irrevocably appoint Landlord as Tenant's attorney-in-fact and in Tenant's name, place and stead, to execute such documents in accordance with this Paragraph 28.2.

 
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29.            ATTORNEYS' FEES .  If either party named herein brings an prevailing party in any such action, on trial or appeal, shall be entitled to his reasonable attorneys' fees to be paid by the losing party as fixed by the court.

30.            LANDLORD'S ACCESS . Landlord and Landlord's agents shall have the right upon reasonable notice and in a manner which does not interfere with Tenant's business or compromise the security of Tenant's banking offices, to enter the Premises at reasonable times for the purpose of extending any utilities, services or related items, inspecting the Premises, showing the Premises to prospective purchasers, lenders, or Tenants, and making such alterations, repairs, improvements or additions to the Premises or to the Building of which they are a part as Landlord may deem necessary or desirable. Landlord may at any time, place on or about the Building any ordinary "For Sale" signs and Landlord may at any time during the last one hundred twenty (12 0) days of the term hereof place on or about the Premises any ordinary "For Lease" signs. All activities of Landlord pursuant to this Paragraph shall be without abatement of Rent, nor shall Landlord have any liability to Tenant for the same.

31.            AUCTIONS . Tenant shall not conduct, nor permit to be conducted, either voluntarily or involuntarily, any auction upon the Premises or the Common Areas without first having obtained Landlord's prior written consent. Notwithstanding anything to the contrary in this Lease, Landlord shall not be obligated to exercise any standard of reasonableness in determining whether to grant such consent.

32.            SIGNS . Tenant shall not place any sign upon the Premises or the Gateway Plaza without Landlord's prior written consent. Under no circumstances shall Tenant place a sign on any roof of the Gateway Plaza. By separate letter agreement contemporaneous with the execution of this Lease, Landlord and Tenant have agreed upon interior and exterior signage, subject to any Township approvals.

33.            MERGER . The voluntary or other surrender of this Lease by Tenant, or a mutual cancellation thereof, or a termination by Landlord, shall not work a merger, and shall, at the option of Landlord, terminate all or any existing subtenancies or may, at the option of Landlord, operate as an assignment to Landlord of any or all of such subtenancies.

34.            CONSENTS . Except for Paragraph 31, supra, wherever in this Lease the consent of one party is required to an act of the other party such consent shall not be unreasonably withheld or delayed.

35.            GUARANTOR . In the event that there is a guarantor of this Lease, said guarantor shall have the same obligations as Tenant under this Lease, and shall execute and deliver the Guaranty substantially in the form contained in Exhibit "D", which is attached hereto and made a part hereof.

 
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36.            QUIET POSSESSION . Upon Tenant paying the rent for the Premises and observing and performing all of the covenants, conditions, and provisions on Tenant's part to be observed and performed hereunder, Tenant shall have quiet possession of the Premises for the entire term hereof subject to all of the provisions of this Lease. The individuals executing this Lease on behalf of Landlord represent and warrant to Tenant that they are fully authorized and legally capable of executing this Lease on behalf of Landlord and that such execution is binding upon all parties holding an ownership interest in the Gateway Plaza, subject to Paragraph 15.

37.            OPTIONS .

37.1          Definition . As used in this Paragraph, the word "Option" shall mean the right or option to extend the term of this Lease or to renew this Lease or to extend or renew any lease that Tenant has on other property of Landlord.

37.2          Option Personal . Each Option that may be granted to Tenant in this Lease is personal to the original Tenant and may be exercised only by the original Tenant while occupying the Premises who does so without the intent of thereafter assigning this Lease or subletting the Premises or any portion thereof, and may not be exercised or be assigned, voluntarily or involuntarily, by or to any person or entity other than Tenant; provided, however, that an Option may be exercised by or assigned to any Tenant Affiliate as defined in Paragraph 11.2 of this Lease. The Option, if any, herein granted to Tenant is not assignable separate and apart from this Lease, nor many any Option be separated from this Lease in any manner, either by reservation or otherwise. The foregoing notwithstanding, all Options may be exercised by any Assignee or Sublessee permitted under Section 11, above, or which is consented to by Landlord.

37.3          Multiple Options . In the event that Tenant has any multiple Options to extend or renew this Lease, a later Option cannot be exercised unless the prior Option to extend or renew this Lease has been so exercised.

37.4          Effect of Default on Options .

37.4.1         Tenant shall have no right to exercise an Option, notwithstanding any provision in the grant of Option to the contrary: (i) during the time commencing from the date Landlord gives to Tenant a notice of Default pursuant to Paragraph 12.1.2 or 12.1.3 and continuing until the noncompliance alleged in said notice of Default is cured; or (ii) during the period of time commencing on the date after any monetary obligation to Landlord is due from Tenant and unpaid (without any necessity for notice thereof to Tenant) and continuing until the obligation is paid; or (iii) at any time after an event of Default described in Paragraphs 12.1.1, 12.1.4, or 12.1.5 (without any necessity of Landlord to give notice of such Default to Tenant) ; nor (iv) in the event that Landlord has given to Tenant three (3) or more notices of Default under Paragraph 12.1.2, or Paragraph 12.1.3, whether or not the Defaults are cured, during the twelve (12) month period of time immediately prior to the time that Tenant attempts to exercise the subject Option.

 
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37.4.2         The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Tenant's inability to exercise an Option because of the provisions of Paragraph 3 7.4.1.

37.4.3         All rights of Tenant under the provisions of an Option shall terminate and be of no further force or effect, notwithstanding Tenant's due and timely exercise of the Option; if, after such exercise and during the term of this Lease: (i) Tenant fails to pay to Landlord a monetary obligation of Tenant for a period of thirty (30)  days after such obligation becomes due (without any necessity of Landlord to give notice thereof to Tenant) ; or (ii) Tenant fails to commence to cure a Default specified in Paragraph 12.1.3 within thirty (30) days after the date that Landlord gives notice to Tenant of such Default and/or Tenant fails thereafter to diligently prosecute said cure to completion; or (iii) Tenant commits a Default described in Paragraph 12.1.1, 12.1.4, or 12.1.5 (without any necessity of Landlord to give notice of such Default to Tenant) ; or (iv) Landlord gives to Tenant three (3) or more notices of Default under Paragraph 12.1.2, or Paragraph 12.1.3 within a period of twelve (12) months, whether or not the Defaults are cured.

37.5          Option to Renew . Provided Tenant is not in Default in the performance of any of its obligations under this Lease, or any renewal thereof, upon written notice to Landlord on or before one hundred eighty (180) days prior to the Termination Date of this Lease, or any extension thereof, Tenant may elect to extend the term hereof for a period of five (5) terms of five (5) additional years each. Said extended terms of five (5) years each shall be on the terms of this Lease except that the Base Rent payable during such renewal term shall be at the then prevailing market rate for comparable space in the Building as determined by mutual agreement of Landlord and Tenant, but no less than the most recent Base Rent as increased in Exhibit "C"; and further provided, that if Landlord and Tenant cannot reach mutual agreement on the Base Rent for such renewal term within thirty (30) days of written receipt by Landlord of Tenant's written notice of exercise of its option, then the Base Rent for such renewal term shall be determined as follows:

 
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37.5.1         Tenant shall hire, at its expense, a licensed, independent real estate appraiser who shall deliver a fair market rental appraisal of the Premises within thirty (30) days of the date on which Landlord and Tenant fail to reach agreement on Landlord's proposed Base Rent.

37.5.2          If Landlord disagrees with Tenant's appraiser's Base Rent amount, then Landlord, at its expense, shall hire a licensed, independent real estate appraiser with shall deliver a fair market rental value appraisal of the Premises within thirty (30)  days  of  the  date  on  with Landlord  receives  Tenant's Appraiser's appraisal.

37.5.3          If the two appraisals are within ten percent of each other, then the average of the two shall be the base rent for the Renewal Term. If the two appraisals are not within ten percent of each other, then the two appraisers shall select a third licensed, independent appraiser who shall deliver an appraisal within thirty (30) days of the date the second appraiser's appraisal is delivered. The Base Rent for the Renewal Term shall then be the average of the third appraisal and whichever of the first two appraisals is closest to the third appraisal. If the third appraisal is exactly in the middle of the first two appraisals, then the third appraisal amount shall be the Base Rent for the Renewal Term.

38.            SECURITY MEASURES . Tenant hereby acknowledges that Landlord shall have no obligation whatsoever to provide guard service or other security measures for the benefit of the Premises or the Gateway Plaza. Tenant assumes all responsibility for the protection of Tenant, its agents, employees, licensees, invitees, and the property of Tenant and of Tenant's agents and invitees from acts of third parties. Nothing herein contained shall prevent Landlord, at Landlord's sole option, from providing security protection for the Gateway Plaza or any part thereof, in which event the cost thereof shall be included within the definition of Operating Expenses, as set forth in Paragraph 3.2.2.

39.            EASEMENTS . Landlord reserves to itself the right, from time to time, to grant such easements, rights, and dedications that Landlord deems necessary or desirable, and to cause the recordation of Parcel Maps and restrictions, so long as such easements, rights, dedications, Maps, and restrictions do not unreasonably interfere with the use of the Premises by Tenant. Tenant shall sign any of the aforementioned documents upon request of Landlord and failure to do so shall constitute a Material Default of this Lease by Tenant without the need for further notice to Tenant.

40.            PERFORMANCE UNDER PROTEST . If at any time a dispute shall arise as to any amount of money to be paid by one party to the other under the provisions hereof, the party against whom the obligation to pay the money is asserted shall have the right to make payment "under protest" and such payment shall not be regarded as a voluntary payment, and there shall survive the right on the part of said party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said party to pay such sum or any part thereof, said party shall be entitled to recover such sum or so much thereof as it was not legally required to pay under the provisions of this Lease.

 
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41.            AUTHORITY . If Tenant is a corporation, limited liability company, trust, or general or limited partnership, each individual executing this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease on behalf of said entity; if Tenant is a corporation, limited liability company, trust, or partnership, Tenant shall, within ten (10) days after execution of this Lease, deliver to Landlord evidence of such authority satisfactory to Landlord.

42.            CONFLICT . Any conflict between the printed provisions of this Lease and the typewritten or handwritten provisions, if any, shall be controlled by the typewritten provisions.

43.            LANDLORD'S LIEN . Tenant hereby grants to Landlord - a statutory Landlord's lien on all property of Tenant now or hereafter placed in or upon the Premises, and such property shall be and remain subject to such lien of Landlord for payment of all Base Rent, additional rent and other sums agreed to be paid by Tenant herein as provided by Pennsylvania law. Landlord agrees to sign subordination agreements and lien waivers as Tenant may reasonably request to permit Tenant to lease ro finance the purchase of equipment to be used on the Premises.

44.            ATTORNEYS' FEES .  In the event either party Defaults in the performance of any of the terms of this Lease and the other party employs an attorney in connection therewith, the defaulting party agrees to pay the prevailing party's reasonable attorneys' fees, plus interest thereon at the highest rate permitted by law.

45.            NO IMPLIED WAIVER . No provision of this Lease shall be deemed to have been waived by Landlord unless such a waiver is in writing signed by Landlord. The failure of Landlord to insist at any time upon the strict performance of any covenant or agreement or to exercise any option, right, power or remedy contained in this Lease shall not be construed as a waiver or a relinquishment thereof for the future. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly installment of Rent due under this Lease shall be deemed to be other than on account of the earliest Rent due hereunder, nor shall any endorsement or statement on any check or any letter accompanying any check or payment of Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord's right to recover the balance of such Rent or purse any other remedy in this Lease herein provided. No agreement to accept a surrender of this Lease shall be valid unless in writing signed by Landlord and Tenant. The payment by Tenant of Rent or the receipt by Landlord of Rent with knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of such breach.

 
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46.            EXTERIOR SIGNS . Tenant shall be responsible for the maintenance, repair, and replacement of all signage for the Premises. All exterior signs must be approved by Landlord prior to their installation, provided that such approval will not be unreasonably withheld or delayed and provided that such approval will be granted if the signage is in conformity with applicable zoning and sign ordinances.

47.            FORCE MAJEURE . Whenever a period of time is herein prescribed for the taking of any action by Landlord, Landlord shall not be liable or responsible for, and there shall be excluded from the computation of such period of time, any delays due to strikes, riots, acts of God, shortages of labor or materials, war, governmental laws, regulations or restrictions, or any other cause whatsoever beyond the control of Landlord.

48.            TRANSFERS BY LANDLORD . Landlord shall have the right to transfer and assign, in whole or in part, all its rights and obligations hereunder and in the Building, Gateway Plaza and property referred to herein, and in such event and upon such transfer Landlord shall be released from any further obligations hereunder, and it shall be deemed and construed as a covenant running with the land without further agreement between the parties and the transferee of the Building, or of the land upon which it is situate and the Building that the transferee has assumed and agreed to carry out any and all covenants and obligations of Landlord hereunder. Tenant agrees to look solely to such successor in interest of Landlord for the performance of such obligations.

49.            OFFER . Preparation of this Lease by Landlord or Landlord's agent and submission of same to Tenant shall not be deemed an offer to lease. This Lease shall become binding upon Landlord and Tenant only when fully executed by Landlord and Tenant.

50.            BROKERS . Landlord and Tenant warrant that no real estate broker or brokerage firm other than Grubb & Ellis (hereinafter referred to as the "Broker"), whose fees shall be paid by Landlord, has participated in bringing about this Lease and Landlord and Tenant agree to hold each other harmless and to indemnify each other from all claims of other arising out of the negotiation or entering into of this Lease. Landlord agrees to pay the Broker a commission for services in connection with this Lease pursuant to a separate agreement between Landlord and Broker.

51.            CONSENTS .  Any consents required of Landlord or Tenant under this Lease shall not be unreasonably withheld or delayed.

 
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52.            ADDENDUM . Exhibit "B", which is attached hereto and made a part hereof is the Plans and Specifications which contain the terms and conditions of Landlord's and Tenant's obligations in the finishing of the Premises for Tenant's use. Also attached hereto is an addendum or addenda containing Paragraph Al which constitute a part of this Lease.

LANDLORD AND TENANT HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LANDLORD AND TENANT WITH RESPECT TO THE PREMISES.

THIS LEASE HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR APPROVAL. THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE
 
 
WITNESS:
LANDLORD: GATEWAY ASSOCIATES, LLC
     
/s/ Charles Diacount /s/ Richard Thulin,
 
Manager, Arcadia Properties
     
Executed on: 6-11-01
Address:
  54 South Commerce
   
Way, Suite 175
   
Bethlehem, PA 18017
     
WITNESS/ATTEST:
TENANT: EMBASSY BANK
     
/s/ Judith A. Hunsicker /s/ David M. Lobach Jr.
     
Executed on: 6-11-01
Address:
  100 Gateway Drive,
   
Suite 101
   
Bethlehem, PA 18017

 
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Exhibit 10.3

LEASE

THIS LEASE (" Lease "), is made and entered into as of October 21, 2005 (the " Effective Date ") by and between Lower Macungie Associates, LP , having an office at c/o RD Management Corp., 810 Seventh Avenue, 28 t h Floor, New York, New York 10019 (" Landlord "), and Embassy Bank, a Pennsylvania banking company having an address at 100 Gateway Drive, Suite 100, Bethlehem, PA 18017 (" Tenant ").

W I T N E S S E T H:

ARTICLE I - GRANT   AND TERM

SECTION 1.01.
Leased Premises.

a)
                In consideration of the rents, covenants and agreements hereinafter reserved and contained on the part of Tenant to be observed and performed, the Landlord demises and leases to the Tenant, and Tenant rents from Landlord, those certain premises, now or hereafter to be erected in the Shopping Center (herein called the " Shopping Center ") located at the intersection of Hamilton Boulevard and Mill Creek Road, Lower Macungie Township. Lehigh County, Commonwealth of Pennsylvania, which consists of a store and containing an area of approximately four thousand (4000) rentable square feet (herein collectively called the " Leased Premises ").

b)
                 The boundaries and location of the Leased Premises are crosshatched on the site plan of the Shopping Center ("Site Plan"), which is marked Exhibit A and is attached hereto and hereby made a part hereof.

c)
                Landlord reserves the use of the roof and exterior walls of the Leased Premises, and the right, from time to time, to install, maintain, use, repair, place and replace utility lines, pipes, conduits, wires, and satellites in, on or under the Leased Premises (in locations which shall not materially interfere with Tenant's use thereof) to serve other parts of or premises in the Shopping Center. All such work shall be done at Landlord's expense in a manner which minimizes interference with Tenant’s business.  Landlord shall, at Landlord’s sole cost and expense, repair and correct any and all damage to the Leased Premises caused by such work.

d)
                The Leased Premises are demised and let subject to (a) the existing state of the title thereof as of the date of this Lease, (b) any state of facts which may be shown by an, updated survey or physical inspection of the Premises, (c) all zoning regulations, restrictions, rules and ordinances, building restrictions and other laws and regulations now in effect or hereafter adopted by any governmental authority having jurisdiction over the Leased Premises, and all agreements, licenses, easements, covenants, restrictions and other matters which affect the Leased Premises, the title thereto, or the use, enjoyment, occupancy or possession thereof but do not prohibit or materially interfere with the use or development of the Leased Premises as a bank office and (d) the Ground Lease between Landlord, as tenant, and Lloyd Jones and Blanche M. Jones, as landlord, dated as of July 8, 2005. A redacted copy of the Ground Lease is attached hereto as Exhibit E.

e)
               Tenant's obligations under this Lease are conditioned upon the approval of this Lease and the location of the bank branch office by the Pennsylvania Department of Banking and the FDIC for which Tenant shall diligently and in good faith apply immediately following the execution of this Lease by Landlord and Tenant. In the event such approvals are not obtained within 120 days of the date of this Lease, this Lease shall be null and void and all payments, if any, made by Tenant to Landlord shall be refunded to Tenant without offset.


 
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f) 
                Notwithstanding any other provisions contained in this Lease, in the event (a) Tenant or its successors or assignees shall become subject to a bankruptcy case pursuant to Title 11 of the U.S. Code or similar proceeding during the term of this Lease or (b) the depository institution then operating at the Leased Premises is closed, or is taken over by any depository institution supervisory authority (hereinafter referred to as the "Authority") during the term of this Lease, Landlord may, in either such event, terminate this Lease only with the concurrence of any Receiver or Liquidator appointed by such Authority or pursuant to appropriate order of the Court with jurisdiction over such case or proceeding, or upon the expiration of the stated term of this Lease during the term of this Lease provided that in the event this Lease is terminated by the Receiver or Liquidator, the maximum claim of Landlord for rent, damages or indemnity for injury, resulting from the termination, rejection, or abandonment of the unexpired Lease shall by law in no event exceed all accrued and unpaid Minimum Rent and Additional Rent to the date of termination.

SECTION 1.02.
Use of Additional Areas.

The use and occupancy by the Tenant of the Leased Premises shall include the use in common with others entitled thereto of the common areas, employees' parking areas, service roads, loading facilities, sidewalks and customer car parking areas, shown and depicted on Exhibit A, and other facilities as may be designated from time to time by the Landlord, subject however to the terms and conditions of this Lease.

SECTION 1.03.
Commencement and Ending Date of Term.

(a)                   The term of this Lease shall commence on the date (the (" Commencement Date ") on which Landlord delivers the Leased Premises to Tenant with Landlord's Work (as defined in Section 27.28 hereof) substantially complete. Landlord's Work will be deemed substantially complete when Landlord's Work is completed but for minor construction items which do not materially interfere with Tenant's ability to complete Tenant's initial alterations to the Leased Premises or conduct business therein. Landlord agrees to perform Landlord's Work in a good and workmanlike manner, in conformity with the Plans and Specifications attached as Exhibit C and in compliance with all applicable laws and codes. Landlord will correct any defects in materials or workmanship or incomplete items within thirty days after Tenant provides a list of all such defects, such list to be provided within ninety days of Landlord's delivery of possession (provided that if the defects are not reasonably capable of correction within said thirty day period, Landlord agrees to commence correcting the defect within said thirty day period and thereafter complete correcting the defects with due diligence).

(b)                   Landlord agrees to use commercially reasonable efforts to deliver possession of the Leased Premises to Tenant, free and clear of any tenancies or occupancies and with Landlord's Work substantially completed on or about September 1 , 2006 (" Premises Delivery Date "). Landlord agrees to give Tenant at least ninety days' advance notice of the intended Premises Delivery Date and to update same as and when reasonably appropriate if there is a material change in the intended Premises Delivery Date.

(c)                The date (the "Rent Commencement Date") on which Tenant is obligated to commence paying the Minimum Rent and additional rent shall be the earlier to occur of (a) seventy-five (75) days after the Commencement Date; or (b) the date on which Tenant opens all or any portion of the Leased Premises for business.


 
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(d)                    The initial term of this Lease shall be for a period of approximately thirteen (13) years running from the Commencement Date through the last day of the month in which the thirteenth anniversary of the Commencement Date occurs (the "Termination Date").

(e)                    Tenant shall have an option (the "Option") to extend the term of this Lease for one (1) additional terms of seven (7) years, one additional term of five (5) years and one additional term of four years and ten months (each, a "Renewal Term"), each successively, commencing on the first day next succeeding the Termination Date or the last day of the immediately preceding Renewal Term, as the case may be, upon the same terms, conditions and provisions as are provided for in this Lease.

The Option may be exercised only by Tenant giving written notice to Landlord of Tenant's said Option by certified mail, return receipt requested, not more than fifteen (15) nor less than nine (9) months prior to the Expiration Date of the term of this Lease or the last day of the immediately preceding Renewal Term, as the case may be (the "Exercise Notice"). Upon Tenant's giving of the Exercise Notice, the term of this Lease shall be extended automatically upon the terms and conditions without the execution of an extension agreement or other instrument. If Tenant shall not give Landlord the Exercise Notice at the time and in the manner set form above, the Option shall terminate and be deemed waived by Tenant. Time is of the essence as to the date for the giving of the Exercise Notice.

Notwithstanding the foregoing provisions, if on the date that Tenant exercises the Option, or if on any subsequent date up to and including the date upon which the Renewal Term commences, Tenant is in default, beyond any applicable notice and grace periods, in the payment of Minimum Rent or additional rent hereunder, or is in default in the performance of any of the other terms, conditions or provisions of this Lease, Tenant's exercise of the Option and the extension of the term contemplated thereby shall, at the option of Landlord exercised by written notice to Tenant, be rendered null and void and shall be of no further force and effect and Tenant shall have no other additional right to exercise such Option, which shall be deemed waived by Tenant.

Time shall be of the essence with respect to the exercise of the Option by Tenant.

(f)                    Any access by Tenant to the Leased Premises prior to the Commencement Date (which prior access shall occur only with Landlord's prior written consent) shall be upon all of the terms, covenants and conditions of this Lease, except for the payment of Minimum Rent and Tenant's proportionate share of additional charges.

SECTION 1.04.
Lease Year Defined.

The term " Lease Year " as used herein shall mean a period of twelve (12) consecutive full calendar months. The first Lease Year shall begin on the Commencement Date and shall continue through the last day of the month in which the first anniversary of the Commencement Date occurs. Each succeeding twelve month period shall be the sequential Lease Year.

SECTION 1.05.
Holding Over.

If Tenant shall be in possession of the Leased Premises after the Termination Date, in the absence of an agreement extending the term hereof, the tenancy under this Lease shall become that of "month to month", terminable by either party upon thirty days' prior written notice, at a monthly rental equal to one and one-half times the sum of the monthly installment of Minimum Rent, payable during the last month of the term. Tenant shall also pay all other charges payable under the terms of this Lease, pro rated for each month during which Tenant remains in possession. Such month-to-month tenancy shall also be subject to all other conditions, provisions, and obligations of this Lease. Tenant shall not interpose any counterclaim or counterclaims in a summary   proceeding or other action based upon such holding over.


 
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SECTION 1.06.
Force Majeure.

In the event that either party hereto shall be delayed or hindered in or prevented from the performance of any act required hereunder by reason of strikes, lock-outs, labor troubles, inability to procure materials, failure of power, restrictive governmental laws or regulations, riots, insurrection, war or other reason of a like nature not the fault of the party delayed in performing work or doing acts required under the terms of this Lease, then performance of such act shall be excused for the period of the delay and the period for the performance of any such act shall be extended for a period equivalent to the period of such delay. The provisions of this Section 1.06 shall not operate to excuse Tenant from prompt payment of Minimum Rent, additional rent or any other payments required by the terms of this Lease.

ARTICLE II - RENT

SECTION 2.01.
Minimum Rent.

(a) From and after the Rent Commencement Date. Tenant agrees to pay to Landlord on the first day of each and every calendar month at the office of Landlord, or at such other place designated by Landlord, without any prior demand therefor and without any deduction or set-off whatsoever, as minimum rent ("Minimum Rent") as follows:

Initial Term
 
Monthly Minimum Rent
   
Annual Minimum Rent
 
Lease Years 1-5
  $ 8,333.33     $ 100,000.00  
Lease Years 6-10
  $ 9,333.33     $ 112,000.00  
Lease Years 11-13
  $ 10,333.33     $ 124,000.00  


Renewal Terms
 
Monthly Minimum Rent
   
Annual Minimum Rent
 
Lease Years 14-15
  $ 10,333.33     $ 124,000.00  
Lease Years 16-20
  $ 11,470.00     $ 137,640.00  
Lease Years 21-25
  $ 12,731.70     $ 152,780.40  
Years 26-29 and 10 months
  $ 14,132.19     $ 169,586.24  


(b) If the Rent Commencement Date is a day other than the first day of a calendar month, then Tenant shall pay, on the Rent Commencement Date, a pro-rata portion of the fixed monthly Minimum Rent described in the foregoing clause (a) prorated on a per diem basis with respect to the fractional calendar month preceding the commencement of the first Lease Year hereof. The rent for a partial month shall be prorated on a thirty (30) day month basis in all cases. Tenant shall contemporaneously with the execution of this Lease, deposit with Landlord an amount equal to one (1) month's Minimum Rent, which amounts shall be applied to Tenant's initial Minimum Rent payment due hereunder.

(c) No payment by Tenant or receipt by Landlord of a lesser amount than the rent due pursuant to this Lease shall be deemed to be other than on account of the earliest stipulated rent, nor shall any endorsement or statement of any check or any letter accompanying any check or payment as rent be deemed an accord and satisfaction, and Landlord may accept such check on payment without prejudice to Landlord's right to recover the balance of such rent or pursue any other remedy in this Lease provided.


 
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SECTION 2.02.
Additional Rent.

In addition to Minimum Rent, Tenant shall pay as additional rent any money required to be paid pursuant to the terms hereof, including without limitation, Sections 2.03, 2.04, 2.05, 8.01, 10.01, 10.03, 12.01, 12.02, 13.02, 13.03, 13.04, 13.05, 13.06, Articles IV and X and 16.02, and all other sums of money or charges required to be paid by Tenant under this Lease, whether or not the same be designated as "minimum rent," "rent" or "additional rent". Unless stated otherwise herein, any and all money, payments, amounts or charges owed by Tenant under this Lease, shall be due and payable upon demand thereof. Minimum Rent and additional rent are hereinafter collectively also called "rent."

SECTION 2.03.
Late Charge and Dishonored Check Fee.

Anything in this Lease to the contrary notwithstanding, at Landlord's option, Tenant shall pay a "late charge" not to exceed eight (8%) percent on any Minimum Rent rent and additional rent when said sums are received by Landlord more than ten (10) days after the due date thereof, to cover the extra expense involved in handling delinquent payments. Tenant agrees to pay Landlord promptly after billing as additional rent the sum of $75.00 for each check remitted by it to Landlord that is dishonored. If two or more checks remitted by Tenant to Landlord arc dishonored within a six month period, Landlord may require that any or all future remittances by Tenant to Landlord be in the form of certified or bank checks.

SECTION 2.04.
Rent and Additional Rent More Than 30 Days Overdue.

(a)                   If Landlord has not received any rent or additional rent, or charges of the character described in Article II hereof within ten (10) days after the same was due and payable, such unpaid amounts shall bear interest from the date when same was due and payable to the date of payment, at a rate equal to the lesser of (i) ten (10%) percentage points over the Prime Rate (as defined below) or (ii) the maximum interest rate permitted by law ("Interest").

(b)                    "Prime Rate" shall mean the "Base Rate" (or prime rate or similar equivalent rate) of interest from time to time in effect established by Citigroup, Inc. and announced by it as the rate charged by it to its prime commercial customers on short term unsecured borrowings. If Citigroup, Inc. ceases to report such rate, the term "Prime Rate" shall mean a substitute and comparable rate selected by Landlord.

SECTION 2.05.
Taxes on Rent and Additional Rents

Tenant shall pay to Landlord each month together with Minimum Rent any sales or other tax imposed upon Minimum Rent and additional rent hereunder by any governmental (or quasi-governmental) authorities governing the Shopping Center. Except as other provided in Article IV of this Lease, Tenant will not be responsible for Landlord's business privilege, gross receipts, earned income, franchise or any other tax based on the gross receipts or rental income of Landlord.

ARTICLE III - INTENTIONALLY OMITTED

ARTICLE IV - TAXES

(a)                   From and after the Commencement Date, and for each year of the lease term, or portion thereof, Tenant shall pay to Landlord as additional rent, Tenant's share of the Real Estate Taxes (as hereinafter defined) which may be levied or assessed by any lawful authority against the land and improvements in the Shopping Center.


 
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(b)                    Tenant shall pay a portion of such taxes equal to the product obtained by multiplying the total taxes by a fraction, the numerator being the rentable square foot area of the Leased Premises, and the denominator of which shall be the total square footage of all leasable First floor area in the Shopping Center (hereinafter called Tenant's "proportionate share"). Notwithstanding the foregoing, if any portion or portions of the Shopping Center are separately assessed for real estate tax purposes, at Landlord's option, Tenant's proportionate share of Real Estate Taxes shall be equal to the product obtained by multiplying the total taxes on the parcel or parcels containing the Leased Premises by a fraction, the numerator being the rentable square foot area of the Leased Premises, and the denominator of which shall be the total square footage of all leaseable first floor area on such parcel or parcels excluding any portion of such parcel or parcels which are separately assessed and paid for directly by another tenant. In the event that certain buildings and/or improvements in the Shopping Center are separately assessed, but land area is not, Landlord may, at its option and in its reasonable discretion, calculate Tenant's proportionate share of each component of Real Estate Taxes in accordance with the respective formulas set forth herein.

(c)                    Tenant shall initially pay an estimated amount of $333.33 per month toward its proportionate share of all Real Estate Taxes. Landlord shall estimate Tenant's annual share of Real Estate Taxes referred to in this Section and Tenant shall pay one-twelfth (l/12th) of such estimate monthly in advance without prior demand therefor and without any setoff or deduction whatsoever, together with the payment of Minimum Rent. Landlord shall have the right, at any time and from time to time during each calendar year, to increase said estimates based on changed circumstances, additional facts previously unknown to Landlord or for any other reason. After the end of each calendar year (or fiscal tax year should Landlord so decide), Landlord shall furnish Tenant a statement of the actual Real Estate Taxes for the Leased Premises as aforesaid, and there shall be an adjustment between Landlord and Tenant, with payment to Landlord on demand, or credit to Tenant against the next such payment due, as the case may require, to the end that Landlord shall receive from Tenant the entire and proper amount of Tenant's annual share of Real Estate Taxes for such period.

(d)                   For any portion of the aggregate lease term covered herein which is less than a full calendar year, the allocation of taxes shall be further reduced to limit such charge to a corresponding proportionate share of such year. This last provision shall apply both at the beginning and the end of the lease term.

(e)                     "Real Estate Taxes" shall mean any property taxes, betterments and assessments imposed upon the land and improvements upon said land, flat rate water and sewer charges, and all other governmental levies made with respect to real property; Real Estate Taxes shall not include Landlord's business privilege, franchise, gross receipts, earned income or other taxes based on the gross receipts or income of Landlord; provided, however, that if due to a change in the method of taxation, any franchise, income, rent or profit tax shall be levied against the owner of the Shopping Center or by Landlord in substitution for or in lieu of any tax which would otherwise constitute a real estate tax, such franchise, income, rent or profit tax shall be deemed to be a Real Estate Tax for the purpose hereof. Additionally, Real Estate Taxes shall be any and all expenses incurred by Landlord, at its discretion, in reducing or maintaining the existing level of such tax obligations to the taxing authorities.

(f)                    Notwithstanding anything herein to the contrary, if at any time during the term of this Lease any assessment (either general or special) is levied upon or assessed against the Leased Premises or any part thereof, and such assessment may be paid in installments, Tenant's obligation under this Section to pay such assessment shall be limited to the amount of such installments (plus applicable interest thereon charged by the taxing authority, if any) which become due during the term hereof, calculated using the payment option as determined by Landlord.


 
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(g)             In the event there is currently in effect any law providing for the taxation of leases or if any law is enacted or adopted after the Effective Date which changes the laws now in force for the taxation of leases, including but not limited to a Goods and Services Tax (GST), or the manner of the operation of any such taxes, or which otherwise imposes a tax either directly or indirectly on the lease or the rents received therefrom, Tenant will pay such tax with interest and penalties thereon. This provision shall not be deemed to impose liability for any income or franchise tax owed by Landlord by reason of this Lease.

(h)             For purpose of this Lease, the periods applicable to the payment of Real Estate Taxes shall be determined on the basis of the calendar year in which the Landlord pays the taxes rather than the period as may be stated within the tax bill.

(i)             For the first partial calendar year of this Lease, Tenant shall pay its proportionate share of the Real Estate Taxes as provided for in this Article IV for the entire year multiplied by a fraction consisting of the number of days in the calendar year subsequent to the Commencement Date, divided by the number of days in that calendar year.

ARTICLE V - LANDLORD'S RIGHT TO ALTER AND   RELOCATE   BUILDINGS .

SECTION 5.01.
Changes and Additions to Buildings.

Landlord hereby reserves the right at any time to make alterations or additions to and to build additional stories on the building in which the Leased Premises are contained and to build adjoining the same. Landlord also reserves the right to construct other buildings or improvements in the Shopping Center from time to time and to make alterations thereto or additions or additional stories thereto and to build adjoining same and to construct double-decker elevated parking facilities. Any such alterations, additions, new buildings or other improvements shall not materially affect the visibility of the Leased Premises or access thereto.

SECTION 5.02.
Right to Relocate.

The purpose of the Site Plan attached hereto as Exhibit A is to show the approximate location of the Leased Premises. Landlord reserves the right at any time to relocate the various buildings, automobile parking areas, and other common areas shown on said Site Plan; provided, however, that Landlord agrees that Landlord will not erect buildings or other improvements (other than standard directional signage and the like) in the area identified as "No-Build Area" on Exhibit A.
 
ARTICLE VI - CONDUCT OF BUSINESS BY TENANT
 
SECTION 6.01.
Use of Premises.

(a)                   Tenant shall use the Leased Premises solely as a retail bank or any other lawful retail use; provided that Tenant may not use the Leased Premises for a use which (i) violates any then existing exclusive benefiting any other tenant or occupant of the Shopping Center or in violation of any of the exclusives attached hereto as Exhibit G or (ii) competes with the use of any other tenant or occupant in the Shopping Center. Tenant shall occupy the Leased Premises and shall conduct continuously in the Leased Premises the business above stated and as further provided in Section 6.02 herein. Provided that Tenant continuously operates the Leased Premises as a retail bank, Landlord agrees that Landlord will not lease any other portions of the Shopping Center for use principally as a retail bank or retail bank office and Landlord will not allow a retail bank or retail bank office within the space of another tenant of the Shopping center.


 
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(b)                    Tenant shall not use or permit any person to use, in any manner whatsoever the Leased Premises for any purpose, trade, business, occupation or vocation whatever, which may be in any way disreputable, immoral or pornographic in nature. Tenant will not use the Leased Premises as a "check cashing" business, "payday loan" business or pawn shop business. Tenant agrees that it shall not sell, distribute, display or offer for sale any item which, in Landlord's reasonable judgment, is inconsistent with the quality of operation of the Shopping Center or may tend to injure or detract from the moral character or image of the Shopping Center within such community. Without limiting the generality of the foregoing, Tenant shall not sell, distribute, display or offer for sale (i) any roach clip, water pipe, bong, toke, coke spoon, cigarette papers, hypodermic syringe or other paraphernalia commonly utilized in the use or ingestion of illicit drugs, or (ii) any pornographic, lewd, suggestive, or "adult" newspaper, book, magazine, film, picture, representation or merchandise of any kind. Landlord agrees that Landlord will not permit any other tenant or occupant of the Shopping Center to use its premises for any purpose prohibited by this Section 6.01(b).

(c)                    Tenant shall conduct the operation of its business in such a manner so as not to permit unreasonable disturbances or other inconveniences, directly or indirectly, to other tenants, customers or shoppers in the Shopping Center. Tenant shall not permit loitering in, on or about, the Leased Premises.

(d)                   Tenant shall obtain, at its sole cost and expense and prior to opening for business, all permits and certificates of occupancy required for it to open and operate its business at the Leased Premises. Copies of all permits and certificates of occupancy shall be delivered to Landlord promptly after receipt by Tenant. Tenant agrees to open the Leased Premises for business with the general public fully staffed and operational, within sixty days of Landlord's delivery of possession of the Leased Premises to Tenant.

(e)                    Tenant shall not perform any acts or carry on any practices, which may damage any building or structure within the Shopping Center or be a nuisance or menace to other tenants in the Shopping Center.

(f)                    The Leased Premises shall not be used for any of the following purposes: a flea market or a business selling so-called "second hand" goods (the term "second hand" shall mean stores which sell goods primarily as a service to the public rather than to a retail customer for a profit); cemetery; mortuary; any establishment engaged in the business of selling, exhibiting or delivering pornographic or obscene materials; a so-called "head shop"; off-track betting parlor; junk yard; recycling facility or stockyard; motor vehicle or boat dealership, repair shop (including lubrication and/or service center) that stores vehicles outdoors overnight, body and fender shop, or motor vehicle or boat storage facility; a mini-storage or self-storage facility; a dry-cleaning facility; a bar, tavern or cocktail lounge; a discotheque, dance hall, comedy club, night club or adult entertainment facility; billiard or pool hall; massage parlor, game parlor or video arcade (which shall be defined as any store containing more than three (3) electronic games); a beauty school, barber college, reading room, place of instruction or any other operation catering primarily to students or trainees and not to customers; office usage other than incidental in connection with non-prohibited uses; industrial, residential or manufacturing uses, school or house of worship.

SECTION 6.02.
Operation of Business.

(a)                   Tenant shall conduct its business in the Leased Premises during at least the following days and hours-

Monday through Thursday:
9:00 am to 5:00 pm
Friday:
9:00 am to 6:00 pm
Saturday:
9:00 am to Noon


 
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(b)                   Tenant shall install and maintain at all times displays of merchandise in the display windows (if any), of the Leased Premises. Tenant shall keep the display windows and signs, if any, in the Leased Premises well lighted during the hours from sundown to 11:00 o'clock P.M. If Tenant or a permitted assignee of Tenant fails to continuously operate the Leased Premises for the permitted use under this Lease and same continues for a period of six months or longer, Landlord will have the right to terminate this Lease upon notice to Tenant.

SECTION 6.03.
Competition.

Neither Tenant nor any affiliate, parent or subsidiary of Tenant shall, directly or indirectly, operate, manage or engage in any similar or competing business within a radius of one (1) mile from the outside boundary of the Shopping Center which shall not be applicable if Tenant is acquired by other entity which maintains a retail bank within said one mile radius. Tenant shall not perform any acts or carry on any practices which may injure the building or be a nuisance or menace to other tenants in the Shopping Center.

SECTION 6.04.
Storage, Office Space.

Tenant shall use for office, clerical or other non-selling purposes only such space in the Leased Premises as is from time to time reasonably required for Tenant's business in the Leased Premises. No auction, fire, going out of business, lost our lease or bankruptcy sales may be conducted in the Leased Premises without the prior written consent of Landlord.
 
ARTICLE VII - OPERATION OF CONCESSIONS
 
SECTION 7.01.
Consent of Landlord.

Tenant shall not permit any business to be operated in or from the Leased Premises by any sublessee, concessionaire or licensee without the prior written consent of Landlord.
 
ARTICLE VIII - SECURITY DEPOSIT
 
SECTION 8.01.
Amount of Deposit.

Tenant shall, contemporaneously with the execution of this Lease, deposit with Landlord the sum of Thirty One Thousand Dollars ($31,000). Said deposit shall be held by Landlord, without liability for interest, as security for the faithful performance by Tenant of all of the terms, covenants, and conditions of this Lease by Tenant to be kept and performed during the term hereof. If at any time during the term of this Lease or expiration or early termination thereof, any rent and additional rent herein reserved shall be overdue and unpaid, or any other sum payable by Tenant to Landlord hereunder shall be overdue and unpaid Landlord may, at its option (but Landlord shall not be required to), apply any portion of said deposit to the payment of any such overdue rent or other sum. Provided that Tenant is not in default of Tenant's obligations under this Lease, upon request of Tenant, Landlord agrees to refund to Tenant the then existing principal amount of the security deposit as of the first anniversary of the Rent Commencement Date.

SECTION 8.02.
Use and Return of Deposit.

In the event of the failure of Tenant to keep and perform any of the terms, covenants and conditions of this Lease to be kept and performed by Tenant, then Landlord at its option may appropriate and apply said entire deposit, or so much thereof as may be necessary, to compensate the Landlord for loss or damage sustained or suffered by Landlord due to such breach on the part of Tenant. Should the entire deposit, or any portion thereof, be appropriated and applied by Landlord for the payment of overdue rent or other sums due and payable to Landlord by Tenant hereunder, then Tenant shall, upon the written demand of Landlord, forthwith remit to Landlord a sufficient amount in cash to restore said deposit to its prior level and Tenant's failure to do so within five (5) days after receipt of such demand shall constitute a default under this Lease. At the expiration or early termination of this Lease, said deposit shall be returned to Tenant in full upon the later of (i) delivery by Tenant of the Leased Premises in good order and condition and in compliance with all of the provisions of this Lease and (ii) full payment of all rents, additional rents and other sums due and owing hereunder (including, without limitation, any and all year end adjustments to additional rents owed by Tenant through the expiration or earlier termination of the Lease calculated by Landlord in accordance with the terms of this Lease). In the event of a permitted assignment or sublet of the Leased Premises, Landlord shall continue to hold the deposit as if no such assignment or sublet had taken place, and the Tenant and assignee/sublessee shall look to each other for the settlement of same, it being understood and agreed that any portion of the deposit to be returned in accordance with this Section, shall be returned to the Tenant in possession at the end of this Lease. Tenant and its successors and assigns shall indemnify, defend and hold Landlord harmless from and against any and all claims, demands, suits, actions, judgments, costs and obligations, including reasonable attorneys' fees in connection therewith.


 
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SECTION 8.03.
Transfer of Deposit.

Landlord shall deliver the funds deposited hereunder by Tenant to the purchaser of Landlord's interest in the Leased Premises, in the event that such interest be sold and thereupon Landlord shall be discharged from any further liability with respect to such deposit.

ARTICLE IX - PARKING AND COMMON USE AREAS AND FACILITIES

SECTION 9.01.
Control of Common Areas by Landlord.

All automobile parking areas, driveways, entrances and exits thereto, and other facilities furnished by Landlord in or near the Shopping Center, including employee parking areas, the truck way or ways, loading docks, package pick-up stations, pedestrian sidewalks, curbs and lamps, service and access roads, drainage facilities, public signage equipment, landscaped areas, exterior stairways, first aid stations, comfort stations and other areas and improvements provided by Landlord for the general use, in common, of tenants, their officers, agents, employees and customers (herein collectively called "Common Areas" ), shall at all times be subject to the exclusive control and management of Landlord, and Landlord shall have the right from time to time to establish, modify and enforce reasonable rules and regulations with respect to all facilities and areas mentioned in this article. Landlord shall have the right to construct, maintain and operate lighting facilities on all said areas and improvements; to police the same; from time to time to change the area, level, location and arrangement of and ingress and egress to such parking areas and other facilities hereinabove referred to; to restrict parking by tenants, their officers, agents and employees to employee parking areas; to enforce parking charges (by operation of meters or otherwise), with appropriate provisions for free parking ticket validating by tenants; to close all or any portion of said areas or facilities to such extent as may, in the opinion of Landlord's counsel, be legally sufficient to prevent a dedication thereof or the accrual of any rights to any person or the public therein; to close temporarily all or any portion of the parking areas or facilities; to discourage non-customer parking; and to do and perform such other acts in said areas and improvements as, in the use of good business judgment, the Landlord shall determine to be advisable with a view to the improvement of the convenience and use thereof by Tenant, their officers, agents, employees and customers. Landlord will operate and maintain the Common Areas referred to above in such manner as Landlord, in its sole discretion, shall determine from time to time. Without limiting the scope of such discretion, Landlord shall have full right and authority to employ all personnel and to make all rules and regulations pertaining to and necessary for the proper operation and maintenance of the Common Areas. Landlord agrees to operate and maintain the Common Areas in a good and proper manner consistent with the manner in which comparable shopping centers in the vicinity of the Shopping Center are operated.


 
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SECTION 9.02.
License.

All Common Areas not within the Leased Premises, which Tenant may be permitted to use and occupy, are hereby used and occupied under a revocable license, and if the amount of such areas be diminished, Landlord shall not be subject to any liability nor shall Tenant be entitled to any compensation, diminution or abatement of rent, nor shall such diminution of such areas be deemed constructive or actual eviction.

SECTION 9.03.
Employee Parking.

Tenant will cause all of Tenant's employees, servants and agents to park their vehicles in the area designated as "Tenant's Employee's Parking Area" on Exhibit A.
 
 
ARTICLE X - COST OF MAINTENANCE OF COMMON AREAS
 
SECTION 10.01.
Tenant's Payments.

(a)                   From and after the Commencement Date, and for each year of the lease term or portion thereof, Tenant shall pay to Landlord as additional rent, Tenant's share of Common Charges (as defined below). Tenant's share shall be calculated by dividing the rentable square foot area of the Leased Premises by the gross leaseable first floor area of the Shopping Center.

(b)                   Notwithstanding anything contained in the Lease to the contrary, space occupied by any other tenant in the Shopping Center that pays directly for its own Common Charges (or component thereof) or fire and/or extended coverage insurance may be excluded by Landlord from the denominator when computing Tenant's share of any of such charges.

SECTION 10.02.
Definition of Common Charges.

"Common Charges" shall mean all costs and expenses incurred by the owner of the Shopping Center or by Landlord or Landlord's, employees, agents, managing agent or contractors, either pursuant to this Lease or otherwise, arising from or in connection with or as a result of the operating, equipping, policing, protecting, lighting, heating, air conditioning, providing sanitation, sewer, water, fire protection and other services, insuring, maintaining, repairing and replacing the Common Areas and all buildings and improvements within the Shopping Center. Common Charges shall include, but shall not be limited to: (i) the maintenance, repair and replacement of all roofs, exterior walls and other structural and exterior portions of the Shopping Center, on and off site sewer treatment plans and storm water drainage and detention (and/or retention) facilities, if any, servicing the Leased Premises and/or Shopping Center, on and off site traffic controls, equipment and systems, the Shopping Center pylon signs (including all taxes relating thereto), curbs, gutters, sidewalks, pylons and signs (including all taxes relating thereto), drainage and irrigation ditches, conduits and pipes, utility systems (permanent and temporary), sewage disposal or treatment systems, public toilets and sound systems whether within or without the Shopping Center; (ii) the removal of trash, snow and ice, sanding and salting; (iii) landscaping, including the maintenance, repair and replacement of any sprinkler systems and equipment, and the water to operate same; (iv) supplies; (v) licensing, permits, service and usage charges; (vi) obtaining and maintaining the insurance policies described in Section 13.01 of this Lease and the cost of any insured event deductible amounts under such policies, (vii) the settlement or disposition of any claims against Landlord to the extent the same are not covered by insurance; (viii) all capital expenditures, together with reserves for capital improvements required by the holder of any mortgage; (ix) the repaving, re-striping, re-grading, re- sealing and general maintenance and repair of parking areas; (x) compliance with all laws, statues, codes, ordinances, rules, regulations and orders of governmental authorities pertaining to the Shopping Center including those pertaining to traffic control, engineering and environmental issues, air pollution control and the cost of monitoring air quality; (xi) personal property taxes, licensing and permit fees and taxes; (xii) lighting the Common Areas, including the maintenance, repair and replacement of the lighting facilities, equipment and system, and the electricity to operate same (xiii) costs and expenses of enforcing the rules and regulations established by Landlord for the Shopping Center; (xiv) the cost, lease payment or depreciation of any equipment used in the operation or maintenance of the Shopping Center; (xv) total compensation and benefits (including premiums for workers' compensation or any other insurance or other retirement or employee benefits, and including all costs incurred in providing such benefits) paid to or on behalf of employees involved in the performance of the work specified in this Section or employees otherwise providing services to tenants or customers of the Shopping Center whether on or off site including compensation paid for the promotion of the Shopping Center by any employee or independent contractor; (xvi) the maintenance, repair and operation of any mall or enclosed common area; (xvii) the costs of performance of all of Landlord's obligations pursuant to this Lease or as contemplated herein except those costs of construction of new building areas, the cost of initial improvements to premises leased to tenants of the Shopping Center other than Tenant, leasing commissions, ground rent and debt service payable under any Mortgage; (xviii) other costs and expenses and fees incurred in connection with the operation and management of the Shopping Center; plus (xix) an amount equal to ten (10%) percent of all of the foregoing costs and expenses to compensate Landlord for administrative and overhead expenses. Common Charges shall include costs and expenses for services, equipment or materials furnished by Landlord or its affiliates, including management fees, provided the same are furnished at rates similar to those generally paid.


 
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SECTION 10.03.
Estimated Payments.

(a)                   On each date that an installment of Minimum Rent is due, Tenant shall also pay Landlord an amount equal to one-twelfth (l/12 lh ) of its share of such estimated Common Charges (as determined by Landlord) for the calendar year or portion thereof in which such payment is made. Tenant shall pay $666.67 per month toward its share of such Common Charges. On or before June 1 of each year (or thereafter if Landlord shall elect), Landlord shall provide Tenant with a statement setting forth the amount due from Tenant on account of Common Charges for the preceding calendar year and the amount of estimated Common Charges paid by Tenant during such year. If the amount due from Tenant exceeds the amount of estimated payments, Tenant shall pay the difference to Landlord within ten (10) days of the receipt of such statement. If the amount of estimated payments exceeds the amount due, Landlord shall credit such difference to the next installment or installments of estimated payments due under this Section. During any year, Landlord from time to time, may revise its estimate of the Common Charges which will be due for that year and the monthly payments to be made by Tenant on account thereof.

(b)                   Tenant shall have the right, upon ten (10) days' prior written notice to Landlord, to audit the applicable records of Landlord to confirm that the Common Charges billed to Tenant are proper and conform to the provisions of this Article X. Such audit right shall be exercisable by Tenant within two (2) years of Tenant's receipt of Landlord's annual reconciliation statement of such charges for the applicable year in question. Should any such audit disclose that Tenant has overpaid the Common Charges, then Landlord shall promptly refund the amount of the overpayment to Tenant. Should any such audit disclose that Tenant overpaid the Common Area Expenses by five percent (5%) or more, Landlord shall promptly pay for the reasonable cost of such audit. If Tenant does not make an audit within two (2) years from the end of a given year, then the annual statement of Common Charges and Tenant's share for such year shall be deemed correct and Tenant shall have no right thereafter to inspect, audit or contest same.

 
 
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ARTICLE XI - SIGNS, AWNINGS, CANOPIES, FIXTURES, ALTERATIONS

SECTION 11.01.
Installations and Alterations by Tenant.

(a)                  All fixtures installed or used by Tenant shall be new or completely reconditioned. Tenant shall not make or cause to be made any alterations, additions or improvements or install or cause to be installed any trade fixture, exterior signs, floor covering, interior or exterior lighting, plumbing fixtures, shades or awnings or make any changes to the store front without first obtaining Landlord's prior written approval and consent and without first obtaining, at Tenant's sole cost and expense, all governmental permits and approvals required for such work ("Permits"). Tenant shall present to the Landlord detailed plans and specifications for such work at the time approval is sought and deliver a copy of all Permits to Landlord prior to commencing any alteration, addition, improvement or installation. All approved alterations, additions, improvements and installations shall comply with all governmental laws, rules, regulations and codes.

(b)                   Tenant shall not make any alterations, repairs or installations, or perform Tenant's initial work or any other work to or on the Leased Premises unless prior to the commencement of such work Tenant shall obtain (and during the performance of such work keep in force) builders risk, public liability and workmen's compensation insurance to cover every contractor to be employed, and any other insurance reasonably required by Landlord and such insurance shall name Landlord and its designees as additional insureds (including, without limitation, the owner of the Leased Premises, Landlord's managing agent and Landlord designees). Such policies shall be non-cancelable without ten (10) days prior notice to Landlord. The policies shall have amounts of coverage, and shall be issued by companies reasonably satisfactory to Landlord. Prior to the commencement of such work, Tenant shall deliver duplicate originals or certificates of such insurance policies to Landlord.

(c)                    To the fullest extend permitted by law, Tenant agrees to indemnify, defend and hold harmless Landlord and its designees (including, without limitation, the owner of the Leased Premises, mortgagees and Landlord's managing agent) from any and all claims, suits, damages, liabilities, professional fees including, without limitation, attorney's fees, costs, court costs, expenses and disbursements relating to death, personal injuries or property damage (including loss of use thereof) arising out of or in connection with the performance of the work of any contractor, its agents, servants, subcontractors or employees, or the use by contractor, its agents, servants, subcontractors or employees, of facilities owned by Landlord. This agreement to indemnify specifically contemplates full indemnity in the event of liability imposed against the Landlord and/or managing agent without negligence and solely by reason of statute, operation of law or otherwise, and partial indemnity in the event of any actual negligence on the part of Landlord or managing agent either causing or contributing to the underlying claim, In that event, indemnification will be limited to any liability imposed over and above that percentage attributable to actual fault, whether by statute, by operation of law or otherwise.

(d)                   Subject to the terms and provisions of this Lease, Tenant shall, at its own cost and expense, promptly following delivery of possession, construct on the Leased Premises a prototypical Embassy Bank retail bank and all facilities appurtenant thereto, including, without limitation leasehold improvements, fixtures, furniture and equipment and the like and a drive through facility appurtenant to the Leased Premises.

(e)                   If Tenant fails to commence the construction of the improvements to the Leased Premises within thirty days of the date of delivery of possession thereof, Landlord shall, by written notice to Tenant (the "Termination Notice"), have the right to terminate the Lease on the terms and conditions set forth herein and recapture the Leased Premises, Any such termination shall be effective as of the sixtieth (60 th ) day after the date of Landlord's Termination Notice. Tenant shall have the right to vitiate the Termination Notice by providing notice to Landlord that Tenant will commence and diligently pursue to completion the construction of the building and actually commences same within sixty (60) days of receipt of the Termination Notice. At any time after Tenant has opened the Leased Premises for business fully stocked and staffed as a prototype Embassy Bank facility if Tenant discontinues the operation of its business in the Leased Premises for more than three months, Landlord shall have the right, upon notice to Tenant, to terminate this Lease effective no earlier than thirty days following Landlord's notice to Tenant.


 
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  SECTION 11.02.
Removal and Restoration by Tenant

All alterations, decorations, additions, installations and improvements made by Tenant, or made by Landlord on Tenant's behalf by agreement under this Lease, shall remain the property of Tenant for the term of the lease, and any extension or renewal thereof. Such alterations, decorations, additions, installations and improvements shall not be removed from the Leased Premises prior to the end of the term hereof without the prior written consent of Landlord. Upon expiration of this Lease, or any renewal term thereof, Tenant shall surrender possession of the Leased Premises to Landlord in the condition required pursuant to Section 1.2.03 and remove all alterations, decorations, additions, installations and improvements which are specific to Tenant's use of the Leased Premises as a bank (as opposed to another retail use) such as, by way of example and not limitation, automatic teller machines, vaults and drive-up facilities, repair all damage, and restore the Leased Premises as provided in Section 12.03 hereof. If Tenant fails to remove such alterations, decorations, additions, installations and improvements and restore the Leased Premises, then upon the expiration of this Lease, or any renewal thereof, and upon Tenant's vacating the Leased Premises, all such alterations, decorations, additions, installations and improvements shall, at Landlord's option, become the property of Landlord.

SECTION 11.03.
Tenant Shall Discharge all Liens.

Tenant shall promptly pay all contractors and materialmen, so as to minimize the possibility of a lien attaching to the Leased Premises or the Shopping Center, and should any such lien be made or filed, Tenant shall bond against or discharge the same within the earlier of: (a) the date Tenant becomes aware of such lien or (b) ten (10) days alter written request by Landlord. Should Tenant fail to take any action within said ten (10) day period, Landlord may, at its option, bond or pay the said lien without inquiring into the validity thereof, and Tenant shall forthwith reimburse Landlord the total expense incurred by Landlord as additional rent hereunder.

SECTION 11.04.
Signs, Awnings and Canopies

(a)                   Tenant shall not place or suffer to be placed or maintained on any exterior door, wall or window of the Leased Premises any sign, awning or canopy, or advertising matter or other thing of any kind, and will not place or maintain any decoration, lettering or advertising matter on the glass of any window or door of the Leased Premises or in a location within the Leased Premises visible by the general public from outside the Leased Premises without first obtaining Landlord's written approval and consent. Tenant must furnish to Landlord all signage applications and permits for Landlord's prior written approval, along with a copy of the current local governmental sign regulations to facilitate the approval process. Landlord will not grant its consent to any exterior signage that fails to conform to the specifications attached hereto and made a part hereof as Exhibit B. Landlord hereby consents to the installation by Tenant of signage on the exterior of the Leased Premises as shown on the rendering and with the specifications shown on Exhibit B-l hereof. Tenant further agrees at all times to maintain any such sign, awning, canopy, decoration, lettering, advertising matter or other thing, as may be approved, in good condition and repair, and upon the expiration or other termination of this Lease to remove same and repair all damage resulting therefrom. Tenant shall not be entitled to utilize space on a Shopping Center pylon, if any, unless specified herein.


 
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(b)                    Tenant will be permitted to install a panel on the Shopping Center pylon sign where indicated on the pylon sign exhibit attributed hereto as Exhibit F. Tenant shall install and maintain, repair and replace the panel at Tenant's sole cost and expense. In the event Tenant shall be entitled to utilize space on a Shopping Center pylon, Tenant shall pay to Landlord as additional rent (i) Tenant's pro-rata share of Landlord's actual cost to erect the Shopping Center sign, (ii) the cost of installing Tenant's panel on the existing Shopping Center sign, and (iii) Tenant's pro-rata share of the maintenance cost of said Shopping Center sign (including all taxes relating thereto). Tenant's pro-rata share shall be computed by multiplying such sign maintenance costs by a fraction, the numerator of which is the total number of square feet of sign area occupied by Tenant's panel and the denominator of which is the total number of square feet of sign area on the Shopping Center sign.

ARTICLE XII - MAINTENANCE OF LEASED PREMISES

SECTION 12.01.
Maintenance by Tenant.

Tenant shall at all times keep the Leased Premises (including, but not limited to, maintenance of exterior entrances, all glass, plate glass and show window moldings) and all partitions, doors, fixtures, flooring, ceiling tiles, equipment and appurtenances thereof (including, but not limited to, lighting, heating, electrical and plumbing fixtures, equipment and systems, escalators, elevators, and any air conditioning system) in good order, condition and repair, (including all required replacements and reasonably periodic painting as determined by Landlord), damage by unavoidable casualty excepted, except for structural portions of the Leased Premises, which shall be maintained by Landlord, but if Landlord is required to make repairs to structural portions by reason of Tenant's negligent acts or omission to act, Landlord may add the cost of such repairs to additional rent which shall thereafter become due. Tenant agrees to sweep and clean, and remove snow and ice from the sidewalk and curb in front of the Leased Premises.

SECTION 12.02.
Maintenance by Landlord.

If Tenant refuses or neglects to repair any property as required hereunder and to the reasonable satisfaction of Landlord as soon as reasonably possible after written demand Landlord, may make such repairs without liability to Tenant for any loss or damage that may accrue to Tenant's merchandise, fixtures, or other property or to Tenant's business by reason thereof, and upon completion thereof, Tenant shall pay Landlord's costs for making such repairs plus twenty (20%) percent for overhead, upon presentation of a bill therefor, as additional rent.

SECTION 12.03.
Surrender of Premises .

At the expiration of the tenancy hereby created, Tenant shall surrender the Leased Premises in the same condition as the Leased Premises were in upon delivery of possession thereto under this Lease, reasonable wear and tear, and damage by unavoidable casualty excepted, and shall surrender all keys for the Leased Premises to Landlord at the place then fixed for the payment of rent and shall inform Landlord of all combinations on locks, safes and vaults, if any, in the Leased Premises. Tenant shall remove all its trade fixtures, and any alterations or improvements as provided in Section 11.02 hereof, before surrendering the Leased Premises as aforesaid and shall repair any damage to the Leased Premises caused thereby. Tenant's obligation to observe or perform this covenant shall survive the expiration or other termination of the term of this Lease.

SECTION 12.04.
Rules and Regulations.

The rules and regulations are appended to this Lease as Exhibit D attached hereto and made a part hereof (the "Rules and Regulations"). Tenant agrees to comply with and observe the Rules and Regulations. Tenant's failure to keep and observe the Rules and Regulations shall constitute a default under this Lease in the manner as if the same were contained herein as covenants. Landlord reserves the right from time to time to amend or supplement the Rules and Regulations and to adopt and promulgate additional rules and regulations applicable to the Leased Premises and the Shopping Center. Notice of such additional rules and regulations, and amendments and supplements, if any, shall be given to Tenant, and Tenant agrees thereupon to comply with and observe all such rules and regulations, and amendments thereto and supplements thereof, provided the same shall apply uniformly to all tenants of the Shopping Center.
 
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ARTICLE XIII - INSURANCE AND INDEMNIFICATION

SECTION 13.01.
Liability Insurance.

(a)                   Tenant shall, from and after the date Landlord delivers possession of the Leased Premises and during the entire term hereof, keep in full force and effect a policy of public liability and property damage insurance (including terrorism insurance) with respect to the Leased Premises, and the business operated by Tenant and any subtenants, licensees or concessionaires of Tenant in the Leased Premises, which limits of public liability and properly damage liability shall not be less than $3,000,000.00 in respect of any one occurrence. The policy shall name Landlord, its managing agent any and person, firms or corporations designated by Landlord, and Tenant as additional insured, and shall contain a clause that the insurer will not cancel or change the insurance without first giving the Landlord thirty (30) days prior written notice. The insurance shall be with an insurance company licensed and admitted in the State that the Leased Premises is located, with a Best Rating of at lease A VIII and a copy of the policy or a certificate of insurance shall be delivered to Landlord prior to Tenant entering into possession of the Leased Premises.

(b)                   Landlord shall maintain and keep in full force and effect a policy of public liability and property damage insurance with respect to the Common Areas of the Shopping Center in coverage amounts determined by Landlord.

SECTION 13.02.
Indemnification of Landlord.

Except to the extent due to Landlord's willful misconduct or gross negligence, Tenant shall indemnify Landlord, its managing agent, agents, contractors, employees, servants, lessees or concessionaires, and Landlord's mortgagees, and save them harmless from and against any and all claims, actions, damages, liability and expense in connection with loss of life, personal injury and/or damage to property arising from or out of any occurrence in, upon or at the Leased Premises, or the occupancy or use by Tenant of the Leased Premises or any part thereof, or occasioned wholly or in part by any act or omission of Tenant, its agents, contractors, employees, servants, lessees or concessionaires. In case Landlord shall, without fault on its part, be made a party to any litigation commenced by or against Tenant, then Tenant shall protect and hold Landlord harmless and shall pay all costs, expenses and reasonable attorney's fees incurred or paid by Landlord in connection with such litigation. Tenant shall also pay all costs, expenses and reasonable attorney's fees that may be incurred or paid by Landlord in enforcing the covenants and agreements in this Lease.

SECTION 13.03.
Plate Glass.

Tenant shall replace, at the expense of Tenant, any and all plate and other glass damaged or broken resulting from any cause whatsoever in and about the Leased Premises. Tenant shall insure, and keep insured, at Tenant's expense, all plate and other glass in the Leased Premises for and in the name of Landlord.

SECTION 13.04.
Fire and Extended Coverage Insurance.


 
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(a)                   Commencing from and after the Commencement Dale, and for each year of the lease term, or portion thereof, in addition to the insurance which Tenant is required to maintain pursuant to this Article XIII, Tenant shall pay to Landlord, as additional rent, Tenant's share of the Fire Insurance (as defined below) which may be maintained by Landlord on the buildings and improvements in the Shopping Center, Tenant shall pay as its share of such Fire Insurance an amount equal to that proportion of the cost of the premiums for the Fire Insurance as the leaseable square foot area of the Leased Premises bears to the leaseable square foot area of all the buildings covered under the relevant policy.

(b)                   On each date that an installment of Minimum Rent is due, Tenant shall pay, as additional rent, an amount equal to one-twelfth (1/12th) of its share of the estimated total premiums paid by Landlord for Fire Insurance (as defined below). Tenant shall initially pay $83.33 per month towards its share of said insurance premium(s). Landlord will bill the Tenant annually for its proportionate share accompanied by copies of the appropriate invoices setting forth the amount due from Tenant on account of the Fire Insurance for the preceding year and the amount of estimated Fire Insurance paid by Tenant during such year. The total billing for the insurance less the amount previously paid by Tenant will result in an adjustment whereby Tenant will either receive a credit for an overpayment toward the next installment or installments due under this Section or Tenant shall pay within ten (10) days of the receipt of such statement, any balance due to Landlord for such insurance. The monthly amount to be paid on account will be revised each year to more closely reflect one-twelfth (1/12th) of Tenant's share of insurance costs most recently determined. With respect to any insurance effective for a term extending beyond the term of Tenant's lease, Tenant will be obligated to pay only such proportion of Tenant's share of the premium as that portion of the term of the policy lapsing prior to the expiration of the term of Tenant's lease bears to the entire term of the policy.

(c)                   "Fire Insurance" shall mean the fire, extended coverage and loss of rents insurance (including so-called "extended coverage and/or all risk endorsement", "flood and earthquake endorsement", "terrorism endorsement" and "boiler and machinery endorsement"), maintained by Landlord or others upon all buildings and improvements in the Shopping Center.

(d)                   The amount of Fire Insurance to be maintained by Landlord shall not be less than eighty (80%) percent and not more than one hundred (100%) percent of the Replacement Cost Valuation of all buildings and improvements in the Shopping Center as such value may exist from time to time.


SECTION 13.05.
Increase in Fire Insurance Premium.

(a)                   Tenant agrees that it shall not keep, use, sell or offer for sale in or upon the Leased Premises any article which may be prohibited by the standard form of fire insurance policy. Tenant agrees to pay any increase in Landlord’s premiums for fire and extended coverage insurance during the term of this Lease resulting from Tenant’s use of the Leased Premises or the type of merchandise sold by Tenant in the Leased Premises, whether or not Landlord has consented to the same. In determining whether increased premiums are the result of Tenant's use of the Leased Premises, a schedule, issued by the organization making the insurance rate on the Leased Premises, showing the various components of such rate, shall be conclusive evidence of the several items and charges which make up the fire insurance rate on the Leased Premises.

(b)                   In the event Tenant's use or occupancy of the Leased Premises causes an increase in Landlords premiums for the fire, boiler and/or casualty rates on the Leased Premises or any part thereof above the rate for the least hazardous type of occupancy legally permitted in the Leased Premises, Tenant shall also pay in such event, any additional premiums, including on the rent and terrorism insurance policy that may be carried by the Landlord for its protection against loss resulting from fire or terrorist act. Bills for such additional premiums shall be sent by Landlord to


 
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Tenant at such times as Landlord may elect, and shall be due from, and payable by Tenant when sent, and the amount thereof shall be deemed to be, and shall be paid as, additional rent.

SECTION 13.06.
Waiver of Subrogation.

Neither party to this Lease shall be liable for any damage by fire or other peril includable in the coverage afforded by the standard form of fire insurance policy with extended coverage endorsement attached, no matter how caused, it being understood that the damaged party will look solely to its insurer for reimbursement, provided that this waiver of liability shall apply only to the extent that the party incurring such loss is actually reimbursed for such loss by the proceeds of insurance. Landlord's and Tenant's policies of insurance shall contain a waiver of subrogation confirming the foregoing. Any waiver of rights required by this Section 13.06 shall be ineffective if such waiver shall be unobtainable, or result in a breach of the insurance contract or in material increase in the cost of insurance of the waiving party, unless the other party shall pay such increase within ten (10) days after notice thereof.

ARTICLE XIV - UTILITIES

SECTION 14.01.
Utility Charges.

(a)                   Tenant shall be solely responsible for and promptly pay all charges for electricity, gas, and water or any other utility used or consumed in the Leased Premises from and after the date possession of the Leased Premises are delivered to Tenant. Tenant will pay for electricity, gas and water as measured by a meter measuring Tenant's consumption thereof directly to utility provider in question. In no event shall Landlord be liable for an interruption or failure in the supply of any such utilities to the Leased Premises. Tenant is responsible for, and shall promptly pay, all charges for monitoring the sprinkler system (if any) within the Leased Premises.

(b)                   Tenant and Landlord agree that any utility easements requested by Tenant, shall be subject to Landlord's prior written approval, which approval shall be in Landlord's sole discretion. Such utility easements shall be in a form acceptable to Landlord, in its sole discretion, and further Tenant shall reimburse Landlord for any and all costs and expenses relating to the negotiation and approval of such utility easements (including, without limitation, reasonable attorneys' fees).

ARTICLE XV - OFFSET STATEMENT, ATTORNMENT SUBORDINATION

SECTION 15.01.
Offset Statement/Estoppel Certificate.

Within ten days after request therefor by Landlord, or in the event that upon any sale, assignment or hypothecation of the Leased Premises and/or the land thereunder by Landlord, an offset statement shall be required from Tenant, Tenant agrees to deliver in recordable form a certificate to any proposed mortgagee or purchaser, or to Landlord, certifying (if such be the case) that this Lease is in full force and effect and that there are no defenses or offsets thereto, or stating those claimed by Tenant and containing such other reasonable information as Landlord, its mortgagee, or the purchaser shall request.

SECTION 15.02.
Attornment.

Tenant shall, in the event any proceedings are brought for the foreclosure of, or in the event of exercise of the power of sale under any mortgage made by the Landlord covering the Leased Premises, attorn to the purchaser upon any such foreclosure or sale and recognize such purchaser as the Landlord under this Lease.

 
 
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SECTION 15.03.
Subordination.

This Lease, at lender(s) option, as the case may be, shall be automatically subordinate to any mortgage of the Shopping Center or portion thereof to which Landlord's interest in the Shopping Center or portion thereof is subordinated and to any overlease by or under which Landlord holds its interest therein, regardless of the time when any such mortgage or any such overlease (or any notice thereof) is executed or recorded. Tenant hereby agrees to execute a confirmatory agreement which shall subordinate the Lease to the instrument(s) evidencing such loan or overlease in which the lender(s) or overlandlord agree for itself, its successors and assigns by written instrument in such form which is acceptable to the lender(s) or overlandlord, as the case may be: (i) to be bound by the terms of this Lease; provided, however, the lender(s) or overlandlord, as the case may be, shall not be (a) liable for any act or omission of any prior landlord (including Landlord); (b) bound by any rent or additional rent which Tenant might have paid for more than one (1) month in advance to any prior landlord (including Landlord); or (c) bound by any amendment or modification of the Lease made without lender's or overlandlord' s consent; (ii) to not disturb Tenant's use or possession of the Leased Premises in the event of a foreclosure of such lien or encumbrance so long as Tenant is not in default hereunder; (iii) to not join Tenant as a party defendant in any foreclosure proceeding relating to the Shopping Center or any part thereof (except to the extent required to prosecute said foreclosure proceeding); (iv) to require Tenant to give notice to the lender(s) or overlandlord, as the case may be, simultaneous with any notice given by Tenant to Landlord in the event that Landlord defaults; and (v) to require Tenant to give the lender(s) or overlandlord, as the case maybe, the right to cure a Landlord default simultaneous with Landlord's right to cure. If any ground lease covering the Leased Premises to which this Lease is subordinate shall be terminated, this Lease, at the option of the then-owner, shall become a direct lease with the then-owner of the Leased Premises.

SECTION 15.04.
Attorney-in-Fact.

Tenant shall, upon request of any party in interest, promptly execute such instruments or certificates necessary to carry out the intent of Article XV as shall be requested by Landlord. Tenant hereby irrevocably appoints Landlord as attorney-in-fact for Tenant with full power and authority to execute and deliver, in the name of Tenant, any such instruments or certificates.

SECTION 15.05.
Financial Data.

Tenant shall cooperate with Landlord in every reasonable respect to assist Landlord in securing financing on the Shopping Center, including, but not by way of limitation, supplying to Landlord and or its proposed lender detailed financial statements and factual background of Tenant.

ARTICLE XVI - ASSIGNMENT AND SUBLETTING

SECTION 16.01.
Consent Required.

(a)                    Except as otherwise set forth herein, Tenant shall not, whether voluntarily, involuntarily or by operation of law, without in each instance obtaining the prior written consent of Landlord, which consent may be withheld in Landlord's sole discretion (a) assign or otherwise transfer this Lease or the term or estate herby granted, (b) sublet all or part of the Leased Premises or allow the same to be used or occupied by anyone other than Tenant, or (c) mortgage, pledge or encumber this Lease or all or part of the Leased Premises in any manner by reason of any act or omission on the part of Tenant. Landlord agrees that Landlord will not unreasonably withhold Landlord's consent to a sublease of the entire Leased Premises provided that the use thereof is in compliance with the use requirements and restrictions set forth in this Lease.


 
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(b)                   The consent by Landlord to any assignment or subletting shall not constitute a waiver of the necessity for such consent to any subsequent assignment or subletting. This prohibition against assigning or subletting shall be construed to include a prohibition against any assignment or subletting by operation of law. If this Lease be assigned, or if the Leased Premises or any part thereof be underlet or occupied by any entity other than Tenant, Landlord may collect rent from the assignee, undertenant or occupant, and apply the net amount collected to the rent herein reserved, but no such assignment, underletting, occupancy or collection shall be deemed a waiver of this covenant, or the acceptance of the assignee, under-tenant or occupant as Tenant, or a release of Tenant from the further performance by Tenant of covenants on the part of Tenant herein contained.

For purposes of this Article 16 , (i) the transfer, directly or indirectly, of a majority of any class of the issued and outstanding capital stock of any corporate tenant or subtenant, or the direct or indirect transfer or a majority of the total interest in any other entity (limited liability company, partnership or otherwise) which is a tenant or subtenant, however accomplished, whether in a single transaction or in a series of related or unrelated transactions (including, without limitation, and by way of example only, the transfer of a majority of the outstanding capital stock of a company which company owns a second tier company, which in turn owns 51% of the outstanding capital stock of a corporate tenant hereunder), shall be deemed an assignment of this Lease, or of such sublease, as the case may be, (ii) a so called "takeover" agreement (i.e., an agreement where another entity agrees to become responsible for all or a portion of Tenant's obligations under this Lease without actually entering into an assignment or sublease) shall be deemed a transfer of this Lease, (iii) any person or legal representative of Tenant, to whom Tenant's interest under this Lease passes by operation of law, or otherwise, shall be bound by the provisions of this Article 16, and (iv) a modification, amendment or extension without Landlord's prior written consent of a sublease previously consented to by Landlord shall be deemed a new sublease. Tenant agrees to furnish to Landlord upon demand at any time and from time to time such information and assurances as Landlord may reasonably request that neither Tenant, nor any subtenant, is in violation of the provisions of this Section 16.01 . As long as Embassy Bank is Tenant, Tenant shall have the privilege, subject to the terms and conditions hereinafter set forth, without the consent of Landlord, to assign its interest in this Lease (i) to any corporation which is a successor to Tenant either by merger or consolidation, (ii) to a purchaser of all of Tenant's assets (provided such purchaser shall have also assumed substantially all of Tenant's liabilities) or (iii) to a person or entity which shall (1) Control (2)   be under the Control of, or (3) be under common Control with Tenant (any such Person referred to in this clause (iii) being a " Related Entity "). As long as Embassy Bank is Tenant, Tenant shall have the privilege, subject to the terms and conditions set forth herein, without the consent of Landlord to sublease all or any portion of the Leased Premises to a Related Entity. Any assignment or subletting described above may only be made upon the condition that (a) any such assignee or subtenant shall continue to use the Leased Premises for the conduct of the same business as Tenant was conducting prior to such assignment or sublease, (b) the principal purpose of such assignment or sublease is not the acquisition of Tenant's interest in this Lease or to circumvent the provisions of this Section 16.02, and (c) in the case of an assignment, any such assignee shall have a net worth and annual income and cash flow, determined in accordance with generally accepted accounting principles, consistently applied, after giving effect to such assignment, equal to the greater of Tenant's net worth and annual income and cash flow, as so determined, on (i) the date immediately preceding the date of such assignment, and (ii) the Commencement Date. Tenant shall, within ten (10) days after execution thereof, deliver to Landlord either (x) a duplicate original instrument of assignment in form and substance reasonably satisfactory to Landlord, duly executed by Tenant, together with an instrument in form and substance reasonably satisfactory to Landlord, duly executed by the assignee, in which such assignee shall assume observance and performance of, and agree to be personally bound by, all of the terms, covenants and conditions of this Lease on Tenant's part to be observed and performed, or (y) a duplicate original sublease in form and substance reasonably satisfactory to Landlord, duly executed by Tenant and the subtenant. "Control" or "control" shall mean ownership of more than fifty percent (50%) of the outstanding voting stock of a corporation or other majority equity and control interest if not a corporation and the possession of power to direct or cause the direction of the management and policy of such corporation or other entity, whether through the ownership of voting securities, by statute or according to the provisions of a contract.


 
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(c)                    In the event the Tenant shall seek Landlord's consent pursuant to this Section 16.01 , Tenant shall furnish Landlord with such information regarding the proposed assignee or sublessee as the Landlord may reasonably request, including, without limitation, information regarding the financial viability and business experience of the proposed assignee or sublessee.

(d)                   Notwithstanding any assignment or sublease: (i) Tenant and any guarantor, if any, shall always remain fully liable under the lease and shall not be released from performing any of the terms, covenants and conditions of this Lease; (ii) the assignment or subletting shall be subject to all of the terms and conditions of this Lease; (iii) any assignee shall assume, in writing, all of Tenant's obligations under this Lease; (iv) Tenant shall give Landlord at least thirty (30) days prior written notice of any such assignment or subletting; (v) Tenant shall pay over to Landlord, on a monthly basis, all profit derived by Tenant from any assignment or subletting; and (vi) Tenant further agrees that it will reimburse Landlord for Landlord's reasonable expenses, arising out of said assignment or sublet, including reasonable attorney's fees, whether such assignment or sublease was approved by Landlord or not.

(e)                   Notwithstanding the foregoing, in lieu of consenting to any such proposed assignment or subletting, Landlord may, within thirty (30) days following Landlord's receipt of Tenant's notice of such proposed assignment or subletting, elect to terminate this Lease upon at least sixty (60) days notice thereof to Tenant.

SECTION 16.02.
Additional Security Deposit upon Assignment or Sublease.

If Landlord should consent to an assignment or sublease, Tenant agrees to assign, transfer and set over to its assignee or sublessee all of Tenant's right, title and interest in and to any and all security deposit(s) held by Landlord and to look only to assignee or sublessee for reimbursement and to indemnify, defend and hold Landlord harmless from any and all claims, demands, suits, actions, judgments, costs and obligations, including reasonable attorneys fees in connection therewith.

ARTICLE XVII - WASTE AND COMPLIANCE WITH LAWS

SECTION 17.01.
Waste or Nuisance.

Tenant shall not commit or suffer to be committed any waste upon the Leased Premises or any nuisance or other act or thing which may disturb the quiet enjoyment of any other tenant in the building in which the Leased Premises may be located, or in the Shopping Center, or which may disturb the quiet enjoyment of any person within five hundred feet (500') of the boundaries of the Shopping Center.

SECTION 17.02.
Compliance with Laws.

Tenant shall, at Tenant's sole cost and expense, comply with all of the requirements of all county, municipal, state, federal and other applicable governmental authorities, and Landlord's insurance underwriters, now in force, or which may hereafter be in   force, pertaining to the Leased Premises, and shall faithfully observe in the use of the Leased Premises, all county and municipal ordinances and regulations and all local and state and federal statutes and laws now in force or which may hereafter be in force.


 
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SECTION 17.03
Matters of Record.

The Shopping Center and Tenant's use and occupancy of the Leased Premises, and Tenant's rights and obligations herein are subject to all matters of record. Tenant hereby covenants and agrees to abide by the terms and provisions to all matters of record.

ARTICLE XVIII - ADVERTISING, MERCHANTS ASSOCIATION

SECTION 18.01.
Intentionally Omitted.

SECTION 18.02.
Solicitation of Business.

Tenant and Tenant's employees and agents shall not solicit business in the parking lot or other Common Areas, nor shall Tenant distribute any handbills or place other advertising matter on automobiles parked in the parking area or in other Common Areas.

SECTION 18.03.
Merchant's Association.

Tenant shall become a member of, participate fully in, and remain in good standing in the Merchant's Association (as soon as the same has been formed) which shall be limited to tenants occupying premises in the Shopping Center, and shall abide by the regulations of such Merchants Association. Tenant shall be entitled to receive notice and the right to vote at all meetings of the Merchant's Association if in good standing.

ARTICLE XIX - DESTRUCTION

SECTION 19.01.
Total or Partial Destruction.

If the Leased Premises and any necessary Common Areas ancillary or adjacent thereto shall be damaged by fire, the elements, unavoidable accident or other casualty, but are not thereby rendered untenantable in whole or in part, Landlord shall at its own expense cause such damage to be repaired, and the rent shall not be abated. If by reason of such occurrence, the Leased Premises shall be rendered untenantable only in part, Landlord shall, at its own expense, cause the damage to be repaired, and the Minimum Rent and additional rent shall be abated proportionately as to the portion of the Leased Premises rendered untenantable provided that same can be accomplished within 90 days of such destruction. If the Leased Premises shall be rendered wholly untenantable by reason of such occurrence, Landlord shall, at its own cost and expense, cause such damage to the Leased Premises (but not to Tenant's improvements or personal property) to be repaired, and the Minimum Rent and additional rent shall abate until the Leased Premises have been restored and rendered tenantable, or Landlord may at its election, terminate this Lease and the tenancy hereby created, by giving Tenant within the next sixty (60) days following the date of said occurrence, written notice of Landlord's election so to do and in the event of such termination rent shall be adjusted as of such date.

SECTION 19.02.
Partial Destruction of Shopping Center.

In the event that seventy (70%) percent or more of the leasable area of the Shopping Center shall be damaged or destroyed by fire or other casualty, notwithstanding that the Leased Premises may be unaffected by such fire or other casualty, Landlord may terminate this Lease and the tenancy hereby created by giving to Tenant five (5) days prior written notice of its election to terminate which notice shall be given, if at all, not later than thirty (30) days following the date of said occurrence. Rent shall be adjusted as of the date of such termination.


 
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In the event that seventy (70%) percent or more of the leasable area of the Shopping Center shall be damaged or destroyed by fire or other casualty, notwithstanding that the Leased Premises may be unaffected by such fire or other casualty and such fire or casualty occurs during the last two years of the term of this Lease, Tenant may terminate this Lease and the tenancy hereby created by giving to Landlord five (5) days prior written notice of its election to terminate which notice shall be given, if at all, not later than thirty (30) days following the date of said occurrence. Rent shall be adjusted as of the date of such termination.
 
ARTICLE XX - EMINENT DOMAIN
 
SECTION 20.01.
Total Condemnation of Leased Premises.

If the whole of the Leased Premises shall be acquired or condemned by eminent domain for any public or quasi-public use or purpose, then the term of this Lease shall cease and terminate as of the date of title vesting in such proceeding and all rent shall be paid up to and including that date and Tenant shall have no claim against Landlord for the value of any unexpired term of this Lease.

SECTION 20.02.
Partial Condemnation.

If any part of the Leased Premises shall be acquired or condemned as aforesaid, and in the event that such partial taking or condemnation shall render the Leased Premises unsuitable for the business of Tenant, then the term of this Lease shall cease and terminate as of the date of title vesting in such proceeding. Tenant shall have no claim against Landlord for the value of any unexpired term of this Lease and rent shall be adjusted up to and including the date of such termination. In the event of a partial taking or condemnation which is not extensive enough to render the Leased Premises unsuitable for the business of Tenant, then Landlord shall promptly restore the Leased Premises (but not Tenant's improvements or personal property) to a condition comparable to its condition at the time of such condemnation less the portion lost in the taking, and this Lease shall continue in full force and effect without any reduction or abatement of rent.

SECTION 20.03.
Total Condemnation of Parking Area.

If the whole of the parking areas located in the Common Areas of the Shopping Center shall be acquired or condemned as aforesaid, then the term of this Lease shall cease and terminate as of the date of title vesting in such proceeding unless Landlord shall take immediate steps to provide other parking facilities substantially equal to the previously existing ratio between the parking areas and the Leased Premises, and such substantially equal parking facilities shall be provided by Landlord at its own expense within ninety (90) days from the date of acquisition. In the event that Landlord shall provide such other substantially equal parking facilities, then this Lease shall continue in full force and effect without any reduction or abatement of rent.

SECTION 20.04.
Partial Condemnation of Parking Area.

If any part of the parking areas in the Common Areas of the Shopping Center shall be acquired or condemned as aforesaid, and if, as the result thereof, the ratio of square feet of parking field to square feet of the sales area of the entire Shopping Center buildings is reduced to a ratio below two to one, then the term of this Lease shall cease and terminate upon the vesting of title in such proceeding, unless Landlord shall take immediate steps toward increasing the parking ratio to a ratio in excess of two to one, in which event this Lease shall be unaffected and remain in full force and effect without any reduction or abatement of rent. In event of termination of this Lease as aforesaid, Tenant shall have no claim against Landlord nor the condemning authority for the value of any unexpired term of this Lease and rent shall be adjusted up to and including the date of said termination.


 
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SECTION 20.05.
Landlord's Damages.

In the event of any condemnation or taking as aforesaid, whether whole or partial, Tenant shall not be entitled to any part of the award paid for such condemnation and Landlord is to receive the full amount of such award. Tenant hereby expressly waives any right or claim to any part thereof.

SECTION 20.06.
Tenant's Damages.

Although all damages in the event of any condemnation are to belong to the Landlord whether such damages are awarded as compensation for diminution in value of the leasehold or to the fee of the Leased Premises, Tenant shall have the right to claim and recover from the condemning authority, but not from Landlord, such compensation as may be separately awarded or recoverable by Tenant in Tenant's own right on account of any and all damage to Tenant's business by reason of the condemnation and for or on account of any cost or loss which Tenant might sustain in removing Tenant's business by reason of the condemnation and for or on account of any cost or loss which Tenant might sustain in removing Tenant's merchandise, furniture, fixtures, leasehold improvements and equipment.

SECTION 20.07.
Condemnation of Less than a Fee.

In the event of a condemnation of a leasehold interest in all or a portion of the Leased Premises without the concurrent condemnation of the fee simple title, this Lease shall not terminate and such condemnation shall not excuse Tenant from full performance of all of its covenants hereunder, but Tenant in such event shall be entitled to present or pursue against the condemning authority its claim for and to receive all compensation or damages sustained by it by reason of such condemnation, and Landlord's right to recover compensation or damages shall be limited to compensation for and damages if any, to its reversionary interest; it being understood however, that during such time as Tenant shall be out of possession of the Leased Premises by reason of such condemnation, the lease shall not be subject to forfeiture for failure to observe and perform those covenants not calling for the payment of money. In the event the condemning authority shall fail to keep the Leased Premises in the state of repair required hereunder, or to perform any other covenant not calling for the payment of money, Tenant shall have ninety (90) days after the restoration of possession to it within which to carry out its obligations under such covenant or covenants. During such time as Tenant shall be out of possession of the Leased Premises by reason of such leasehold condemnation, Tenant shall pay to Landlord, in lieu of the Minimum Rent provided for hereunder, and in addition to any other payments required of Tenant hereunder, an annual rent equal to the average annual Minimum Rent paid by Tenant for the period from the commencement of the term until the condemning authority shall take possession, or during the preceding three full calendar years, whichever period is shorter. At any time after such condemnation proceedings are commenced Landlord shall have the right, at its option, to require Tenant to assign to Landlord all compensation and damages payable by the condemnor to Tenant, to be held without liability for interest thereon as security for the full performance of Tenant's covenants hereunder, such compensation and damages received pursuant to said assignment to be applied first to the payment of rents and all other sums from time to time payable by Tenant pursuant to the terms of this Lease as such sums fall due, and the remainder, if any, to be payable to Tenant at, the end of the term hereof, or on restoration of possession of the Leased Premises to Tenant, whichever shall first occur, it being understood and agreed that such assignment shall not relieve Tenant of any of its obligations under this Lease with respect to such rents, and other sums except as the same shall be actually received by Landlord.

ARTICLE XXI - DEFAULT OF THE TENANT


 
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SECTION 21.01.
Right to Re-enter.

Tenant shall be deemed in default hereunder in the event of any failure of Tenant to pay any rent when due hereunder. In the event Tenant shall be in default or Tenant fails to perform any other of the terms, conditions or covenants of this Lease to be observed or performed by Tenant for more than thirty (30) days after written notice of such default shall have been sent by Landlord, or if Tenant or an agent of Tenant shall falsify any report required to be furnished to Landlord pursuant to the terms of this Lease, or if Tenant or any guarantor of this Lease shall become bankrupt or insolvent, or file any debtor proceedings or take or have taken against Tenant or any guarantor of this Lease in any court pursuant to any statute either of the United States or of any State a petition in bankruptcy or insolvency or for reorganization or for the appointment of a receiver or trustee of all or a portion of Tenant's or any such guarantor's properly, or if Tenant or any such guarantor makes an assignment for the benefit of creditors, or petitions for or enters into an arrangement, or if Tenant shall abandon said premises, or suffer this Lease to be taken under any writ of execution, the Landlord besides other rights or remedies it may have, hereunder or by law or in equity, shall have the immediate right of re-entry and may remove all persons and property from the Leased Premises and such property may, at Landlord's option, either be removed and stored in a public warehouse or elsewhere at the cost of, and for the account of Tenant, or may be disposed of by Landlord as it, in its sole discretion, deems fit, all without service of notice or resort to legal process and without being deemed guilty of trespass, or becoming liable for any loss or damage which may be occasioned thereby.

SECTION 21.02.
Right to Relet.

Should Landlord elect to re-enter, as herein provided, or should it take possession pursuant to legal proceeding or pursuant to any notice provided for by law, Landlord may either terminate this Lease or may, from time to time, without terminating this Lease, make such alterations and repairs as may be necessary in order to relet the Leased Premises and may relet said Leased Premises or any part thereof for such term or terms (which may be for a term extending beyond the term of this Lease) and at such rental or rentals and upon such other terms and conditions as Landlord in its sole discretion may deem advisable; and upon each such reletting all rent received by the Landlord from such reletting shall be applied, first, to the payment of any indebtedness other than rent, due hereunder from Tenant to Landlord; second, to the payment of any costs and expenses of such reletting, including brokerage fees, attorney's fees, free rent and of costs of such alterations and repairs; third, to the payment of rent due and unpaid hereunder, and the residue, if any, shall be held by Landlord and applied in payment of future rent as the same may become due and payable hereunder. If such rent received from such reletting during any month shall be less than that to be paid during that month by Tenant hereunder, Tenant shall pay any such deficiency to Landlord. Such deficiency shall be calculated and paid monthly. No such re-entry or taking possession of said Leased Premises by Landlord shall be construed as an election on its part to terminate this Lease unless a written notice of such intention be given to Tenant or unless the termination thereof be decreed by a court of competent jurisdiction. Notwithstanding any such reletting without termination, Landlord may, at any time thereafter, elect to terminate this Lease for such previous default. Should Landlord at any time terminate this Lease for any default, in addition to any other remedies it may have, it may recover from Tenant all damages it may incur by reason of such default, including the cost of recovering the Leased Premises, reasonable attorneys fees, and including the worth at the time of such termination of the excess, if any, of the amount of rent and charges equivalent to rent reserved in this Lease for the remainder of the stated term over the then reasonable rental value of the Leased Premises for the remainder of the stated term, all of which amounts shall be immediately due and payable from Tenant to Landlord. In determining the rent which would be payable by Tenant hereunder, subsequent to default, the annual rent for each year of the unexpired term shall be equal to the average annual Minimum Rent payable by Tenant from the commencement of the term to the time of default, or during the preceding three full calendar years, whichever period is shorter. If Landlord terminates this Lease as a result of a default by Tenant under this Lease, Landlord agrees to use reasonable efforts to re-let the Leased Premises, which reasonable efforts will be deemed satisfied if Landlord lists the Leased Premises for re-letting with a local real estate broker.


 
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SECTION 21.03.
Legal Expense.

In the event legal action shall be brought for recovery of possession of the Leased Premises, for the recovery of rent or any other amount due under the provisions of this Lease, or because of the default in the performance of any other covenant herein contained on the part of Tenant to be kept or performed, and a default shall be established, Tenant shall pay to Landlord all expenses incurred therefor, including reasonable attorneys' fees. In the event Landlord sends Tenant a legal notice pursuant to the terms of this Lease due to a default (monetary or non-monetary), Tenant shall pay to Landlord as additional rent the sum of Two Hundred and Fifty Dollars ($250.00) to cover the legal fees in connection with the preparation and service of such notice.

In the event Tenant requests Landlord to review and execute any documentation relating to Tenant's occupancy or use (including, without limitation, assignments, subletting or tenant financing) of the Leased Premises, Tenant agrees to promptly reimburse Landlord, for all fees and expenses (legal, administrative or otherwise) incurred by Landlord in connection with the processing of such requests and/or transaction regardless of the ultimate resolution thereof.

SECTION 21.04.
Waiver of Jury Trial and Counterclaims,

The parties hereto shall and they hereby do waive trial by jury in any action, proceeding or counterclaim brought by either party hereto against the other on any matters whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, Tenant's use or occupancy of the Leased Premises, and/or any claim of injury or damage. In the event Landlord commences any proceedings for non-payment of rent, Minimum Rent or additional rent, Tenant shall not interpose any counterclaim of whatever nature or description in any such proceedings. This shall not, however, be construed as a waiver of Tenant's right to assert such claims in any separate action or actions brought by Tenant.

SECTION 21.05.
Waiver of Rights of Redemption.

Tenant hereby expressly waives any and all rights of redemption granted by or under any present or future laws in the event of Tenant being evicted or dispossessed for any cause, or in the event of Landlord obtaining possession of the Leased Premises, by reason of the violation by Tenant of any of the covenants or conditions of this Lease, or otherwise.

ARTICLE XXII - ACCESS BY LANDLORD

SECTION 22.01.
Right of Entry.

Landlord or Landlord's agents shall have the right to enter the Leased Premises at all times (except that, unless such entry is on an emergency basis, Landlord agrees to give Tenant at least 24 hours' notice) to examine same, and to show them to prospective purchasers or mortgagees, and to make such repairs, alterations, improvements or additions as Landlord may deem necessary or desirable. Landlord shall be allowed to take all material into and upon the Leased Premises that may be required therefor without the same constituting an eviction of Tenant in whole or in part and the rent reserved shall in no way abate while said repairs, alterations, improvements, or additions are being made, by reason of loss or interruption of business of Tenant, or otherwise. During the six (6) months prior to the expiration of the term of this Lease or any renewal term, Landlord may exhibit the Leased Premises to prospective tenants or purchasers, and place upon the Leased Premises the usual notices "To Let" or "For Sale" which notices Tenant shall permit to remain thereon without molestation. If Tenant shall not be personally present to open and permit an entry into said Leased Premises, at any time, when for any reason an entry therein shall be necessary or permissible, Landlord or Landlord's agent may enter the same by a master key, or may forcibly enter the same, without rendering Landlord or such agents liable therefor, and without in any matter affecting the obligations and covenants of this Lease. Nothing herein contained, however, shall be deemed or construed to impose upon Landlord any obligation, responsibility or liability whatsoever, for the care, maintenance or repair of the building or any part thereof, except as otherwise herein specifically provided.


 
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SECTION 22.02.
Excavation.

If an excavation shall be made upon land adjacent to the Leased Premises, or shall be authorized to be made, Tenant shall afford to the person causing or authorized to cause such excavation, license to enter upon the Leased Premises for the purpose of doing such work as Landlord shall deem necessary to preserve the wall or the building of which the Leased Premises form a part from injury or damage and to support the same by proper foundations, without any claim for damages or indemnification against Landlord or diminution or abatement of rent.

ARTICLE XXIII - TENANTS PROPERTY

SECTION 23.01.
Taxes on Leasehold.

Tenant shall be responsible for and shall pay before delinquency all municipal, county or state taxes assessed during the term of this Lease against any leasehold interest or personal property of any kind, owned by or placed in, upon or about the Leased Premises by the Tenant.

SECTION 23.02.
Loss and Damage.

Except in the event of Landlord's willful misconduct or gross negligence, Landlord shall not be liable for any damage to the property of Tenant or of others located in the Leased Premises, nor for the loss of or damage to any property of Tenant or of others by theft or otherwise. Landlord shall not be liable for any injury or damage to persons or property resulting from fire, explosion, falling plaster, steam, gas, electricity, water, rain or snow or leaks from any part of the Leased Premises or from the pipes, appliances or plumbing works or from the roof, street or sub-surface or from any other place or by dampness or by any other cause of whatsoever nature. Landlord shall not be liable for any such damage caused by other tenants or persons in the Leased Premises, occupants of adjacent property, of the Shopping Center, or the public, or caused by operations in construction of any private, public or quasi-public work. Landlord shall not be liable for any latent defect in the Leased Premises or in the building of which they form a part except for a period of one (1) year from the date Tenant takes possession of the Leased Premises. All property of Tenant kept or stored in the Leased Premises shall be so kept or stored at the risk of Tenant only and Tenant shall hold Landlord harmless from any claims arising out of damage to same, including subrogation claims by Tenant's insurance carrier, unless such damage shall be caused by the willful act or gross neglect of Landlord.

SECTION 23.03.
Notice by Tenant.

Tenant shall give immediate notice to Landlord in case of fire or accidents in the Leased Premises or in the building of which the Leased Premises are a part or defects therein or in any fixtures or equipment.

ARTICLE XXIV - SUCCESSORS

SECTION 24.01.
Successors.


 
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All rights and liabilities herein given to, or imposed upon, the respective parties hereto shall inure to the benefit of and bind the several respective heirs, executors, administrators, successors, and assigns of the said parties; and if there shall be more than one tenant, they shall all be bound jointly and severally by the terms, covenants and agreements herein. No rights, however, shall inure to the benefit of any assignee of Tenant unless the assignment to such assignee has been approved by Landlord in writing as provided in Section 16.01 hereof.

ARTICLE XXV - QUIET ENJOYMENT

SECTION 25.01.
Covenant of Quiet Enjoyment.

Upon timely payment by Tenant of the rents herein provided, and upon the observance and performance of all the covenants, terms and conditions on Tenant's part to be observed and performed, Tenant shall peaceably and quietly hold and enjoy the Leased Premises for the term hereby demised without interference by Landlord or any other person or persons lawfully or equitably claiming by, through or under the Landlord, subject, nevertheless, to the terms and conditions of this Lease.

ARTICLE XXVI - LIMITATION ON RIGHT OF RECOVERY AGAINST LANDLORD

SECTION 26.01.
Limitation.

(a)                   Tenant acknowledges and agrees that the liability of Landlord under this Lease shall be limited to its interest in the Shopping Center and any judgments rendered against Landlord shall be satisfied solely out of the proceeds of sale of its interest in the Shopping Center. No personal judgment shall lie against Landlord upon extinguishment of its rights in the Shopping Center and any judgment so rendered shall not give rise to any right of execution or levy against Landlord's assets. The provisions hereof shall inure to Landlord's successors and assigns including any mortgagee and their respective directors, officers, principals and stockholders. The foregoing provisions are not intended to relieve Landlord from the performance of any of Landlord's obligations under this Lease, but only to limit the personal liability of Landlord in case of recovery of a judgment against Landlord; nor shall the foregoing be deemed to limit Tenant's rights to obtain injunctive relief or specific performance or to avail itself of any other right or remedy which may be awarded Tenant by law or under this Lease.

(b)                   Other than as expressly provided herein, no assets of the Landlord and no assets of any of Landlord's, directors, officers, partners, agents, members, or employees shall be subject to any remedy exercised by Tenant hereunder and Tenant agrees that Tenant shall not pursue any remedies against Landlord or any of Landlord's directors, officers, partners, agents members, or employees.

(c)                   In the event of a transfer of Landlord's interest in the Leased Premises and/or the Shopping Center, the transferor shall be, and hereby is, freed and relieved of all covenants and obligations of Landlord under this Lease arising or to be performed from and after the date of such transfer.
 
ARTICLE XXVII - MISCELLANEOUS
 
SECTION 27.01.
Waiver.

The waiver by Landlord of any default of any term, covenant or condition herein contained shall not be deemed to be a waiver of any subsequent default of the same or any other term, covenant or condition herein contained. The subsequent acceptance of rent hereunder by Landlord shall not be deemed to be a waiver of any preceding default by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular rent so accepted, regardless of Landlord's knowledge of such preceding breach at the time of acceptance of such rent. No covenant, term or conditions of this Lease shall be deemed to have been waived by Landlord, unless such waiver be in writing by Landlord.


 
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SECTION 27.02.
Accord and Satisfaction.

No payment by Tenant or receipt by Landlord of a lesser amount than the monthly rent herein stipulated shall be deemed to be other than on account of the earliest stipulated rent, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord's right to recover the balance of such rent or pursue any other remedy in this Lease provided.

SECTION 27.03.
Entire Agreement.

This Lease, the Exhibits and Rider, if any, attached hereto and forming a part hereof, set forth all the covenants, promises, agreements, conditions and understandings between Landlord and Tenant concerning the Leased Premises and there are no covenants, promises, agreements, conditions and understandings, either oral or written, between them other than as herein set forth. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Lease shall be binding upon Landlord or Tenant unless reduced to writing and signed by both parties.

SECTION 27.04.
No Partnership,

Landlord shall not, in any way or for any purpose, be construed as a partner of Tenant in the conduct of its business, or otherwise, or joint venturer or a member of a joint enterprise with Tenant.

SECTION 27.05.
Notices.

Any notice, demand, request or other instrument which may be or is required to be given under this Lease shall be delivered in person or sent by United States certified mail postage prepaid or by nationally recognized overnight courier (so long as same provide receipts for the delivery thereof) and shall be addressed (a) if to Landlord at the address first hereinabove given or at such other address as Landlord may designate by written notice, with a copy to RD Management LLC, 810 Seventh Avenue, New York, New York 10019, attention: Legal Department and a copy to Tannenbaum Helpern Syracuse & Hirschtritt LLP, 900 Third Avenue, New York, New York 10022, attention Neil E. Botwinoff, Esq. and (b) if to Tenant at the Leased Premises or at such other address as Tenant shall designate by written notice. Rejection or other refusal to accept or the inability to deliver because of changed address for which no notice was given, shall be deemed to be receipt of the notice as of the date of such rejection, refusal or inability to deliver. All notices on behalf of Landlord may be given by Landlord's managing agent and/or its counsel with the same force and effect as if given by Landlord.

SECTION 27.06.
Captions and Section Numbers.

The captions, section numbers, article numbers, and index appearing in this Lease are inserted only as a matter of convenience and in no way define, limit, construe, or describe the scope or intent of such sections or articles of this Lease nor in any way affect this Lease.

SECTION 27.07.
Tenant Defined, Use of Pronoun.


 
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The word "Tenant" shall be deemed and taken to mean each and every person or party mentioned as a Tenant herein, be the same one or more; and if there shall be more than one Tenant, any notice required or permitted by the terms of this Lease may be given by or to any one thereof, and shall have the same force and effect as if given by or to all thereof. The use of the neuter singular pronoun to refer to Landlord or Tenant shall be deemed a proper reference even though Landlord or Tenant may be an individual, a partnership, a corporation, or a group of two or more individuals or corporations. The necessary grammatical changes required to make the provisions of this Lease apply in the plural sense where there is more than one Landlord or Tenant and to either corporations, associations, partnerships, or individuals, males or females, shall in all instances be assumed as though in each case fully expressed.

SECTION 27.08.
Broker's Commission.

Each of the parties represents and warrants that there are no claims for brokerage commission or finder's fees in connection with the execution of this Lease, except as listed below, and each of the parties agrees to indemnify the other against and hold it harmless from all liabilities arising from any such claim (including, without limitation, the cost of counsel fees in connection therewith) from any broker or agent it has dealt with or employed except as follows: Hertzl Benjamini and RD Management LLC, as a broker (which shall be paid by Landlord pursuant to a separate agreement).

SECTION 27.09.
Partial Invalidity.

If any term, or covenant or condition of this Lease or the application thereof to any person or circumstance shall, to any extent, be deemed by a court of law to be invalid or unenforceable, the remainder of this Lease, or the application of such term, covenant or condition to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby and each term, covenant or condition of this Lease shall be valid and be enforced to the fullest extent permitted by law.

SECTION 27.10.
No Option.

The submission of this Lease to Tenant for examination does not constitute a reservation of or option for the Leased Premises and, notwithstanding any correspondence or e-mail transmission to the contrary, any this Lease shall become effective as a lease only upon execution and delivery thereof by Landlord and Tenant.

SECTION 27.11.
Recording.

Tenant shall in no event record this Lease or a memorandum thereof without the prior written consent of Landlord, which consent may be withheld in Landlord' sole discretion.

SECTION 27.12.
Landlord's Default.

In the event of any breach under this Lease by Landlord, Landlord shall not be deemed to be in default under this Lease, unless and until Landlord shall fail to cure such breach within thirty (30) days after receipt of written notice thereof from Tenant (provided, however, that Landlord shall not be deemed in default with respect to any matter which by its nature may not be cured within thirty (30) days if Landlord shall promptly commence to cure such breach and thereafter diligently prosecutes the cure to completion). Notwithstanding anything contained herein or in the Lease, Landlord shall in no event have any liability hereunder to Tenant for consequential, special or indirect damages. In no event shall Tenant have the right to terminate or cancel this Lease as a result of any default by Landlord or breach by Landlord of its covenants or any warranties or promises hereunder.


 
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SECTION 27.13.
Parking Lot Lights.

 
(a)                   At Landlord's option, the parking lot lights shall not be in operation after the regular closing hours of the Shopping Center (11:00 P.M. is considered closing). Therefore, it is agreed that if Tenant requires parking lot lighting past the regular hours, Tenant shall pay the cost incurred for keeping all the parking lot lights on in the Shopping Center since there is no separate metering or lighting applicable to the Tenant's immediate parking area. Landlord shall be entitled to charge the entire cost of the extended lighting period to Tenant and Tenant shall be bound to pay all the additional lighting costs.

(b)                   Tenant shall have the right, subject to Landlord's reasonable prior written consent, to install lights from the facade of its store in accordance with all applicable codes and regulations at its sole cost and expense. Such lights shall be connected to and billed to Tenant's meter.

SECTION 27.14.
Intentionally Omitted.

SECTION 27.15.
Computation.

(a)                   Notwithstanding anything to the contrary herein, for purposes of computing Tenant's proportionate share of Real Estate Taxes, Common Charges, and insurance expenses of the Shopping Center, Landlord reserves the right to make such computation on a basis of a 30 day month and a 360 day year.

(b)                   Unless stated otherwise, any time Tenant's proportionate share of costs and expenses shall be calculated, the square foot area of floor levels (such as storage basements and mezzanines) not used for sales purposes, and outdoor selling areas shall be excluded from the square foot areas used to determine the denominator of the applicable percentage and share.

SECTION 27.16.
Tenant Contribution.

At Landlord's option, the initial Tenant contributions (for Common Charges, Real Estate Taxes and fire and extended coverage insurance) for partial months should be prorated on a thirty (30) day month basis (360 days per year).

SECTION 27.17.
Covenants.

Anything to the contrary in this Lease notwithstanding, the covenants in this Lease to be performed by Landlord, shall not be binding personally, but instead said covenants are made for the purpose of binding only the fee simple or leasehold estate which Landlord owns in the Leased Premises.

SECTION 27.18.
Utilities.

Upon Tenant taking possession of the Leased Premises, all utilities shall be put in Tenant's name and Tenant shall pay the bills directly to the utility company. Upon request, Tenant shall furnish Landlord with evidence of payment of its utility bills.

SECTION 27.19.
Intentionally Omitted.

SECTION 27.20.
Hazardous Substances.


 
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Tenant agrees that it shall not generate, store, manufacture, refine, transport, treat, dispose of or otherwise permit to be present on or about the Leased Premises or the Shopping Center, any Hazardous Substances. As used herein, Hazardous Substances shall be defined as any "hazardous chemical," "hazardous substance," or similar term as defined in the Comprehensive Environmental Responsibility Compensation and Liability Act, as amended (42 U.S.C. 59601, et seq.), any rules or regulations promulgated thereunder, or in any other applicable federal, state or local law, rule or regulation dealing with environmental protection. It is understood and agreed that the provisions contained in this Section shall be applicable notwithstanding the fact that any substance shall not be deemed to be a Hazardous Substance at the time of its use by Tenant but shall thereafter be deemed to be a Hazardous Substance. Tenant shall defend, indemnify and hold harmless Landlord, its agents, contractors, employees and managing agent from and against any and all costs, expenses, claims and liabilities whatsoever from the default of this Section by Tenant, its agents, contractors invitees or employees.

SECTION 27.21.
Landlord Consent.

If any action by Tenant with respect to any term, provision or condition of this Lease requires the consent or approval of Landlord, Landlord's consent or approval of such action on one occasion shall not be deemed a consent to or approval of the same action on a subsequent occasion. If Landlord's consent or approval is required with respect to any term, provision or condition of this Lease to not be unreasonably withheld and a court of competent jurisdiction determines that Landlord has acted unreasonably, Tenant's sole remedy shall be the granting by Landlord of the consent or approval theretofore withheld by Landlord.

SECTION 27.22.
Vermin/Odor/Noise.

It is understood and agreed that Tenant will use its best efforts to assure that no pest or vermin are created due to the nature of Tenant's business and it is further understood and agreed that Tenant will use its best efforts to prohibit offensive odors (in Landlord's sole judgement) from permeating the air surrounding the Leased Premises and adjacent premises. Tenant, at its sole cost and expense, shall take any action required (including, without limitation, the installation of ventilation systems, filtration systems and physical barriers) to ensure its compliance with the foregoing. Tenant further agrees not to make or permit any noise that would disturb other tenants from quiet enjoyment of their leased premises.

SECTION 27.23.
The Office of Foreign Assets Control ("OFAC").

(a)                   At all times throughout the term of this Lease, Tenant and all of its respective Affiliates shall (i) not be a Prohibited Person (defined below) and (ii) be in full compliance with all applicable orders, rules, regulations and recommendations of OFAC of the U.S. Department of Treasury.

(b)                   The term "Prohibited Person" shall mean any person or entity:

i.               listed in the Annex to, or otherwise subject to the provisions of, the Executive Order No. 13224 on Terrorist Financing, effective September 24, 2001, and relating to Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism (the "Executive Order");

ii.             that is owned or controlled by, or acting for or on behalf of, any person or entity that is listed to the Annex to, or is otherwise subject to the provisions of, the Executive Order; iii. with whom Landlord is prohibited from dealing or otherwise engaging in any transaction by any terrorism or money laundering law, including the Executive Order;


 
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iv.            who commits, threatens or conspires to commit or supports "terrorism" as defined in the Executive Order;

v.             that is named as a "specially designed national and blocked person" on the most current list published by the U.S. Treasury Department Office of Foreign Assets Control at its official website, www.ustreas.gov/offices/enforcement/ofac or at any replacement website or other replacement official publication of such list; or

vi.           who is an Affiliate of or affiliated with a person or entity listed above.

b.                    For purposes of this Section 27.26, the term "Affiliate", shall mean, as to any person or entity, any other person or entity that, directly or indirectly, is in control of, is controlled by or is under common control with such person or entity or is a director or officer of such person or entity or of an Affiliate of such person or entity. As used herein, the term "control" means the possession, directly or indirectly, of the power to direct or cause the direction of management, policies or activities of a person or entity, whether through ownership of voting securities, by contract or otherwise.

c.                    Tenant represents and warrants to Landlord that neither Tenant nor any of its respective Affiliates is a Prohibited Person and Tenant and all of its respective Affiliates are in full compliance with all applicable orders, rules, regulations and recommendations of the Office of Foreign Assets Control of the U.S. Department of the Treasury.

d.                    Tenant acknowledges that in accepting this Lease and the other documents relating thereto, Landlord is expressly and primarily relying on the truth and accuracy of the warranties and representations set forth above (notwithstanding any investigation of the Tenant by Landlord); that such reliance existed on the part of Landlord prior to the date hereof; that the warranties and representations arc a material inducement to Landlord in executing and delivering the Lease and that Landlord would not enter into this Lease in the absence of such warranties.

SECTION 27.24.
Entire And Binding Agreement; Governing Law, Counterparts.

This Lease, Exhibits and Riders, if any, attached hereto contain all of the agreements between the parties hereto, and same may not be modified in any manner other than by agreement in writing signed by all the party or parties to be charged or such party's successors in interest. The terms, covenants, and conditions contained herein shall inure to the benefit of, and be binding upon, Landlord and Tenant, and their respective successors and assigns, except as may be otherwise expressly provided in this Lease. Both parties have freely negotiated this Lease. In any controversy, dispute, or contest over the meaning, interpretation, validity, or enforceability of this Lease or any of its terms or conditions, there shall be no inference, presumption, or conclusion drawn whatsoever against either party by virtue of that party having drafted this Lease or any portion thereof. This Lease shall be governed by the laws of the State in which the Shopping Center is located. This Lease may be signed in counterparts with the same force and effect as if all required signatures were contained in a single, original instrument.

SECTION 27.25.
Provisions Severable.

If any term or provision of this Lease, or the application thereof to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term or provision to persons or circumstances, other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term and provision of this Lease shall be valid, and be enforced to the fullest extent permitted by law.


 
INTIALS:
LANDLORD
 
RB
         
   
TENANT
 
DL

 
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SECTION 27.26.
Evidence of Formation/Incorporation.

In the event that the Tenant named herein is an entity (i.e., not a natural person), Tenant shall deliver to Landlord, within thirty (30) days following Landlord's delivery of a fully executed Lease to Tenant, appropriate documentation evidencing that Tenant has been duly formed or incorporated (as applicable). In the event Landlord does not receive such evidence within such thirty (30) day period, the individual (or individuals) executing on behalf of Tenant shall automatically be deemed the "Tenant" herein.

SECTION 27.27.
Rider.

SECTION 27.28.
Landlord Work.

Landlord will deliver the Leased Premises to Tenant as per the specifications described on Exhibit C attached hereto and incorporated as part of the Lease ("Landlord's Work").

SECTION 27.29.
Landlord Requirements

Subject to the provisions of this Lease, prior to commencing Tenant's Work, Tenant shall comply with Landlord's requirements, which shall include, but not be limited to the following: (i) Landlord reviewing and approving Tenant's contractor's insurance coverage (which shall name the parties designated by Landlord as additional insured); (ii) delivering to Landlord a traffic and maintenance protection plan for the Leased Premises in form and substance acceptable to Landlord; (iii) holding pre-construction meetings with Landlord's representative(s) and thereafter promptly and diligently making the necessary modifications to Tenant's site plan (other than modifications requiring approval by the local planning board/building department) and/or construction plan in order to comply with Landlord's requirements; (iv) designating the staging area (as such term is commonly used to describe the area for the placement of construction equipment and trailers); (v) phasing the construction work in order to minimize interference with other tenant's business operations in the Shopping Center; (vi) cleaning the construction site on a daily basis and (vii) protecting existing site improvements from damage during the course of Tenant's Work. Tenant's Work shall not interfere with or block access to any entrance or access road in or within the Shopping Center. Tenant shall, at its expense, promptly replace and restore the areas disturbed by Tenant's Work to substantially the same condition that existed prior to Tenant's Work (including, without limitation, any and all paved parking area and utilities that existed within the Leased Premises prior to commencing Tenant's Work).

(Continued on following page.)


 
INTIALS:
LANDLORD
 
RB
         
   
TENANT
 
DL

 
34

 
 
IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the Effective Date.

LANDLORD:

Lower Macungie Associates, LP
 
By: Lower Macungie Development LLC G.P.
 
By:
/s/ Richard Berdoff
 
 
Richard Berdoff
 
 
Managing Member
 
     
     
     
TENANT:
 
     
Embassy Bank
 
     
By:
/s/ David M. Lobach Jr.
 
 

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Exhibit 10.4

LEASE ADDENDUM

THIS LEASE ADDENDUM is dated January 1, 2005 and is by and between EMBASSY BANK, a Pennsylvania state bank ("Embassy") and Red Bird Associates, LLC, a Pennsylvania Limited Liability Company ("Red Bird").

WHEREAS, by Lease Agreement dated June 11,2001 Embassy Bank leased from Gateway Associates, LLC, approximately 7,827 square feet of office space on the first floor of the office building commonly known as 100 Gateway Drive, Hanover Township, Northampton County, Pennsylvania; and

WHEREAS, the said building was acquired from Gateway Associates, LLC by Red Bird on January 10,2003, together with an assignment to Red Bird of all leases affecting the premises; and

WHEREAS, the parties desire to amend the Lease Agreement in order to provide for the lease by Embassy of an additional 4,349 square feet of space on the second floor of the premises.

NOW, THEREFORE, in consideration of the mutual promises and covenants herein contained, the parties agree as follows:
 
1.            Lease . Red Bird hereby leases to Embassy and Embassy hereby leases from Red Bird 4,349 square feet of office space on the second floor of the premises known as 100 Gateway Drive, Hanover Township, Northampton County, Pennsylvania. The additional space to be occupied by Embassy is shown on the diagram attached hereto as Exhibit "A".
2.            Term . This Addendum and the lease of additional space shall be effective as of January 1, 2005 and shall continue for the remaining term of the underlying Lease Agreement, including all renewal options.
3.            Increased Rent . As a result of the additional space added to the lease, Embassy's annual base rent shall be increased by $78,282 (4,349 additional square feet at $ 18.00 per square foot per year) or $6,523.50 per month.
4.            Rent Escalator . On the third anniversary of this Addendum and each anniversary thereafter, the annual base rent for the additional space shall increase by three (3%) percent per year, to be calculated in the same ma nn er as set forth in Exhibit "C" of the underlying Lease Agreement with respect to the rent escalator for the original space.
 
 
 

 
 
5.            Leasehold Improvement Allowance. Red Bird hereby grants to Embassy a tenant improvement allowance of $44,512.50 (3,561 square feet of interior rentable space at $12,50 per square foot) which amount may be used by Embassy as an offset against the rent due hereunder.
6.            Operating Expenses . As a result of Embassy's lease of the additional space, its share of the Operating Expenses (as defined in the Lease Agreement) shall be increased from 33% to 47.5%.
7.            Incorporation by Reference . Except as provided herein, all terms and provisions of the Lease Agreement are incorporated herein by reference thereto and are hereby ratified and confirmed as if the additional space leased hereunder was included as part of the terms of the original Lease Agreement.
8.            Entire Agreement. This Lease Addendum, together with the underlying Lease Agreement, contains the entire agreement between the parties concerning the subject matter hereof

IN WITNESS WHEREOF, and intending to be legally bound, the parties have executed this Lease Addendum as of the day and year first above written.

 
ATTEST:
 
EMBASSY BANK
       
/s/ Judith A. Hunsicker
 
By
/s/ Elmer Gates
Judith A. Hunsicker
   
Elmer Gates
Secretary
   
Chairman
       
       
   
RED BIRD ASSOCIATES, LLC
       
       
   
By
/s/ Frank Banko
     
Frank Banko
     
President
 
 


Exhibit 10.5
 
COMMERCIAL LEASE AGREEMENT

 THIS COMMERCIAL LEASE AGREEMENT (hereinafter called the "Lease") is made this 11 day of March, 2009 by and between POLARIS CEDAR CREST, LLC, a Pennsylvania limited liability company, which has as its address 7562 Perm Drive, Suite 100, Allentown, Pennsylvania 18106, or its assignee or nominee (the "Lessor")

AND

EMBASSY BANK FOR THE LEHIGH VALLEY, a Pennsylvania financial institution, which has as its address 100 Gateway Drive, Suite 100, Bethlehem, Pennsylvania 18017 (the "Lessee").

WITNESSETH:

WHEREAS, VIST Bank, f/k/a Madison Bank, a division of Leesport Bank ("VIST"), has succeeded to the interests of Center Square Associates, a Pennsylvania general partnership as owner of the fee interest in certain tract or parcel of land located in Salisbury Township, Lehigh County, Pennsylvania, as more particularly described in Exhibit "A"   attached hereto and made a part hereof (the "Premises"), pursuant to VIST's purchase of the Premises at the January 23, 2009 Lehigh County Sheriffs Sale; and

WHEREAS, VIST, pursuant to its rights in that certain Subordination, Non-Disturbance and Attornment Agreement dated October 2, 2007 and recorded in the Lehigh County Recorder of Deeds office on December 28, 2007 at Document ID# 7458028, has succeeded to the rights of Center Square Associates as the Ground Lessor of all improvements, including but not limited to the bank building (the "Improvements") located upon the Premises pursuant to that certain Ground Lease dated July 12, 2005, as amended by those certain four (4) Amendments thereto (collectively, the "Ground Lease"); and

WHEREAS, VIST and Lessee, also the tenant under the Ground Lease, have agreed to terminate the Ground Lease on the day of Closing of the sale of the Premises from VIST to Lessor; and

WHEREAS, VIST and Lessor have executed an Agreement of Sale dated January 22, 2009 (the "Agreement of Sale") pursuant to which Lessor, subject to certain conditions contained therein, is the equitable owner of the Premises; and

WHEREAS, Lessee has requested that Lessor construct on the Premises a bank building in accordance with the Site Plan prepared by Bohler Engineering, Inc. revised March 28, 2007 and recorded on July 26, 2007 ("Site Plan"), and Lessor has in fact substantially completed construction thereof, and which the Improved Lease Premises the Lessee will then lease from Lessor.

 
 

 

NOW, THEREFORE, the parties hereto, in consideration of the covenants and agreements herein, and intending to be legally bound hereby, agree as follows:

1.               IMPROVED LEASED PREMISES . Subject to the terms and conditions of this Lease, Lessor hereby leases to Lessee and Lessee hereby leases from Lessor the Premises and the Improvements now existing and to be constructed thereon (collectively, the "Improved Lease Premises") as provided herein. Lessor will complete the improvements to the Premises in accordance with the Work Letter attached hereto as Exhibit "B " and incorporated herein. Lessee agrees to the terms and conditions set forth on Exhibit "B " hereto.

(a)            For the purposes of this Lease, the term "Improved Lease Premises" shall also include the all rights contained in that certain Declaration of Cross Easements and Easements dated May 22, 2008 and recorded as document #7481685 in the Lehigh County Office of the Recorder of Deeds.

2.               TERM.

(a)            The term of this Lease for the Improved Leased Premises (the "Term") shall be approximately eleven (11) years commencing on the date on which Lessor has closed on the purchase of the Premises (the "Commencement Date"), and ending at midnight on the day preceding the eleventh (11 th ) anniversary of the Commencement Date.

(b)            Provided that Lessee shall not then be in default hereunder, Lessee shall have the option to extend the Term of this Lease for two (2) successive renewal terms of seven (7) years, followed by one (1) additional renewal period of four (4) years and ten (10) months, (each, a "Renewal Term"), on the same terms and conditions set forth herein and with the rental for each Renewal Term continuing to increase at the rate of two and one-half percent (2-1/2%) per year such that the rental for each lease year during any Renewal Term shall be 102.5% of the rental for the immediately preceding lease year. Lessee may exercise its right to renew the Lease Term by providing Lessor with written notice of its option to renew the Lease not less than nine (9) months prior to the expiration of the then current Term or Renewal Term.

(c)            Notwithstanding the Commencement Date of the Term, Lessee shall be bound by all of the terms and conditions hereof, from and after the date of execution of this Lease.

3.               CONDITIONS OF COMMENCEMENT . The Commencement of this Commercial Lease is expressly conditioned upon the occurrence of all of the following conditions:

(a)            The Closing of the purchase contemplated by the Agreement of Sale ("Closing"); and

 
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(b)            The termination of the Ground Lease by mutual agreement between VIST and Lessee contemporaneous with the Closing.

(i)             In the event that VIST fails to terminate the Ground Lease, Lessee and Lessor, as successor in interest to VIST as landlord under the Ground Lease, hereby agree to mutually terminate the Ground Lease , in a separate writing signed by both Lessor and Lessee. Said termination will be effective contemporaneously with the effective date of this Lease.

(c)            After the conditions of Section 3(a) and (b) have occurred, the withdrawal with prejudice by Lessor of the civil action which Lessor filed in the Lehigh County Court of Common Pleas at docket # 2008-C-4098 (the "Civil Action") against Lessee.

4.               USE . Lessee shall use the Improved Leased Premises as an Embassy Bank or any successor bank or, with Lessor's prior written consent, for any other lawful purpose permitted under zoning and other applicable laws, ordinances, and regulations.

5.               RENT .

(a)            During the first year of the Term, Lessee shall pay to Lessor as minimum annual rent the sum of One Hundred Eighty-four Thousand Eight Dollars ($184,008.00), payable in equal monthly installments of Fifteen Thousand Three Hundred Thirty-four Dollars ($15,334.00) each. Thereafter, for each Lease year during the Term and any Renewal Term, minimum annual rent shall equal the minimum annual rent payable in the immediately preceding Lease year, multiplied by 102.5% (e.g., the prior year's rental plus an increase of 2.5%). Such minimum annual rent shall be payable in advance, in equal monthly installments on the first day of each calendar month during the Term and any Renewal Term hereof, without demand, offset or deduction, and shall be payable in lawful money of the United States of America. Lessor agrees that it will use its best efforts to obtain a Certificate of Occupancy on or before July 1, 2009.

(i)             In the event Lessor shall not deliver a Certificate of Occupancy by August 1, 2009, Lessee shall have the option of (i) completing such work necessary to obtain a Certificate of Occupancy, and deduct the actual and reasonable cost thereof from the rent otherwise payable under this Lease until such amount is paid in full, or (ii) pay 50% of the rent otherwise payable pursuant to this lease until such time as Lessor delivers a Certificate of Occupancy.

(b)            This Lease is intended to be a "triple net" lease. Accordingly, Lessee agrees to pay as additional rent, all charges for utilities, taxes, assessments and other governmental charges with respect to the Improved Leased Premises and as may be further provided in this Lease. It is the parties' intent that Lessee shall pay all such charges directly. In the event Lessor shall receive any such charges, Lessor shall bill Lessee for any such charges and Lessee shall promptly pay Lessor for such charges upon invoice. In the event of nonpayment of additional rent. Lessor shall have, in addition to all other rights and remedies, all the rights and remedies provided for herein or by law in the case of nonpayment of the minimum rent.

 
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(c)            For all purposes under this Lease, rent shall mean both minimum and additional rent. Rent shall be delivered to Lessor at Lessor's address as set forth above, or at such other place or to such other person as Lessor may designate in writing from time to time.

(d)            The parties acknowledge that Lessee has obtained regulatory approval that requires the subject bank branch to open by November 21, 2009. Only in the limited event that Lessor has not delivered a Certificate of Occupancy on or before November 21, 2009, and Lessee is unable to obtain an extension of all applicable bank regulatory approvals necessary to operate a bank branch at the subject location, but has diligently pursued such approvals and/or extensions of time, then Lessee shall have the option of terminating this Lease as of such date, provided that Lessee continues to make regular monthly payments as required in this Section 5 for a period of nine (9) months following the termination date. The Lessee shall be relieved of the liability for the post- termination monthly rental payments upon the expiration of nine (9) months following the termination date, or the date upon which rental obligations commence with a replacement Tenant at the property, whichever is sooner.

(i)             The Lessee shall have no other termination rights hereunder except in the limited circumstance provided for in Section 5(d), above.

(ii)            Notice of termination pursuant to Section 5(d) shall be in writing signed by an authorized representative of Lessee and delivered according to the provisions of Section 32, below.

6.               ALTERATIONS AND IMPROVEMENTS .

(a)            Lessee shall not make or cause to be made any alterations, additions or improvements to the Improved Leased Premises without the prior written consent of Lessor. All alterations, additions or improvements approved by Lessor shall be made solely at Lessee's expense by a contractor approved by Lessor, shall be made in a good and workmanlike manner and shall be performed in compliance with all laws, ordinances and requirements of any and all Federal, State, Municipal and/or other authorities, the Board of Fire Underwriters and any mortgages to which the Improved Leased Premises is subject. Any alteration, addition or improvement made by Lessee under this Section 6 , and any fixtures installed as a part thereof, shall, at Lessor's option, become the property of Lessor upon the expiration or other termination of this Lease. Lessor shall have the right, however, to require Lessee to remove such fixtures at Lessee's cost upon such termination of this Lease, and Lessee shall promptly remove the same and repair any damage to the Improved Leased Premises caused by such removal.

 
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(b)            All persons to whom these presents may come are put upon notice of the fact that Lessee shall never, under any circumstances, have the power to subject the interest of Lessor or any mortgagee in the Improved Leased Premises to any mechanic's, materialman's or similar lien.

(c)            Any contract or agreement for labor, equipment, services, materials or supplies in connection with the rights set forth hereunder shall provide that no lien or claim shall thereby be created or arise, or be filed by anyone thereunder, upon or against the Improved Leased Premises and/or the interest of Lessor, or any mortgagee of Lessor, or the buildings or improvements thereon to be erected on the Improved Leased Premises or any of the equipment thereof.

(d)            In the event of a lien or claim of any kind, arising out of the exercise of the rights set forth hereunder by Lessee, its agents, employees, contractors, subcontractors, and materialmen, being filed against the interest of Lessor, any mortgagee of Lessor and/or against the Improved Leased Premises, Lessee covenants and agrees that at its expense it will within thirty (30) days after written notice from Lessor, cause the Improved Leased Premises and any such interest therein to be released from the legal effect of such lien or claim, either by payment or by posting of bond or by the payment into court of the amount necessary to relieve and release the Improved Leased Premises or the interest from such claim or in any manner satisfactory to Lessor, and any mortgagee of Lessor. If Lessee desires to contest the validity of any lien or claim, Lessee may do so upon Lessor's prior written consent, provided Lessee sustains the cost of such contest, and Lessee remains liable to pay or discharge any lien or claim deemed to be due or payable. Lessee hereby indemnifies and holds Lessor harmless against any and all liability, loss or damage sustained by Lessor by reason of such contest, unless such contest arises from any negligent or intentional act or omission of Lessor.

7.               UTILITIES . Lessee shall pay, when the same shall become due, all charges for utilities consumed by it on the Improved Leased Premises including without limitation electricity, heat and telephone, and any other utilities, as well as water and sewer charges. Lessor shall not be required to furnish to Lessee any utility, janitorial or other service of any kind whatsoever during the Term of this Lease.

8.              MAINTENANCE AND REPAIRS . Lessor has made no representations concerning the condition of the Improved Leased Premises other than that the improvements will be completed in accordance with the agreement between the parties as referred to in Section 1 hereof. Lessee shall maintain and be responsible for maintaining and repairing all portions of the Improved Leased Premises. Lessee, at its sole cost and expense, shall take good care of the Improved Leased Premises and will maintain the same in good order and condition, ordinary wear and tear excepted, and make all necessary repairs thereto, interior as well as exterior, including and without limiting the generality of the foregoing, roof and structural members, including walls. Lessee shall be responsible for the routine regular cleaning of the Improved Leased Premises, and shall keep all portions of the Improved Leased Premises in a clean and orderly condition, free of unlawful obstruction, and shall not permit or cause any damage, waste or injury to the building or other improvements on the Improved Leased Premises.

 
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9.               REFUSE REMOVAL . Lessee shall provide for its own garbage, rubbish and refuse disposal and agrees to keep the Improved Leased Premises free and clear of debris. Lessee agrees to keep all rubbish, garbage and refuse in covered containers within the Improved Leased Premises (or at such other location identified by Lessor) and to have the same removed regularly.

10.             COMPLIANCE . With regard to its use of the Improved Leased Premises, Lessee shall, at its own expense, comply with all laws, rules, orders, regulations, and requirements of all Federal, State, and municipal governments, courts, departments, commissions, boards, and officers having jurisdiction over the Improved Leased Premises, the lawful orders, rules, and regulations of the Board of Fire Underwriters having jurisdiction over the Improved Leased Premises, any mortgages to which the Improved Leased Premises is subject, and any rules and regulations of Lessor. Lessee shall have the right to contest by appropriate legal proceedings, diligently pursued, without cost or expense to Lessor, the validity of any governmental law, rule, order, regulation or requirement. Lessee hereby indemnifies and holds Lessor harmless against any and all liability, loss, or damage sustained by Lessor by reason of such contest. Notwithstanding any of the foregoing, Lessee shall promptly comply with any such law, rule, order, regulation or requirement if at any time the Improved Leased Premises or any part thereof shall then be immediately subject to forfeiture or Lessee shall be subject to criminal liability for non-compliance therewith.

11.             TAXES . Lessee shall pay as and when the same shall become due all real property taxes, assessments and other governmental charges assessed against the Improved Leased Premises during the Term of this Lease. Lessee shall have the right to contest by appropriate legal proceedings, diligently pursued, without cost or expense to Lessor, the validity of any such tax, assessment or other governmental charge. Lessee hereby indemnifies Lessor against any and all liability, loss or damage sustained by Lessor by reason of such contest. Notwithstanding any of the foregoing, Lessee shall promptly pay any such tax, assessment or other government charge if at any time the Improved Leased Premises or any part thereof shall then be immediately subject to forfeiture or Lessee shall be subject to any criminal liability for nonpayment thereof. Lessor shall deliver all applicable tax bills to Lessee upon receipt to enable Lessee to timely pay all such taxes in the discount period.

12.             SURRENDER OF IMPROVED LEASED PREMISES . Lessee covenants that upon the termination or expiration of this Lease or any renewal thereof, Lessee shall surrender the Improved Leased Premises in good order and condition and shall surrender all keys to the Improved Leased Premises to Lessor at the place then fixed for the payment of rent. This covenant shall survive termination of this Lease.

13.             RIGHT OF ENTRY . Upon prior notice and in the presence of an authorized representative of Lessee (whom Lessee agrees to provide upon such notice received from Lessor), Lessor and/or its agents shall have the right to enter upon and inspect the Improved Leased Premises at all reasonable times and to exhibit the Improved Leased Premises to prospective purchasers and prospective tenants (but in this case, only during the last six (6) months of the term of this Lease). Lessor shall be permitted to affix a "To Let" or "For Sale" sign on the Improved Leased Premises during the last ninety (90) days of the term of this Lease in such place as shall not interfere with the business then being conducted at the Improved Leased Premises.

 
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14.             SIGNS . Lessee shall have the right to install and maintain on the Improved Leased Premises such signs and advertising matter as Lessee may reasonably desire, subject to the prior consent of Lessor. Lessee shall comply with any laws or ordinances with respect to such signs or advertising, and shall obtain any necessary permits. Lessee agrees to maintain such signs or advertising in good condition, and to repair any damage which may be caused by erection, maintenance, repair or removal of such signs or advertising.

15.         LIABILITY AND OTHER INSURANCE . Lessee shall, during the entire term hereof, keep in full force and effect policies of comprehensive liability and property damage insurance, with respect to the Improved Leased Premises and the business operated by Lessee in and upon the Improved Leased Premises. The policy (or policies) shall name Lessor, and any persons, firms, or corporations designated by Lessor, including the Ground Lessor and mortgagees, if any, and Lessee as insured and shall contain a clause that the insurer will not cancel or modify the insurance without first giving the named parties thirty (30) days prior written notice. Copies of the policy or certificates of accord or insurance shall be delivered to Lessor upon the Commencement Date. If Lessee shall not comply with its covenants made in this section, Lessor may, at its option, cause insurance as aforesaid to be issued and in such event, Lessee agrees to pay the premium for such insurance promptly upon Lessor's demand as additional rent. All obligations contained in this Section 15 shall be subject to the requirements of Lessor's lender and/or mortgagee. In the event the Lessor's lender requires minimum insurance coverage in excess of the limits described herein, then the Lessee expressly agrees to comply with all requirements of Lessor's lender.   Failure to do so shall constitute an Event of Default under this Lease.

(a)             Property and Personal Injury Liability Insurance . At all times during theTerm of this Lease, Lessee shall maintain, at its sole cost, comprehensive broad-form general public liability insurance against claims and liability for personal injury, death, and property damage arising from the use, occupancy, disuse, or condition of the Leased Premises and Improvements. The insurance shall be carried by insurance companies authorized to transact business in Pennsylvania, selected by Lessee and approved by Lessor, which approval shall not be unreasonably withheld, delayed or conditioned. In addition, the following conditions shall be met:

(i)             The insurance provided pursuant to this Paragraph 15(a)(1) shall be in an amount no less than One Million ($1,000,000.00) Dollars for property coverage, and in an amount no less than One Million ($1,000,000.00) Dollars for one person and Two Million ($2,000,000.00) Dollars for one accident for personal injury.

 
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(ii)            The insurance shall be maintained for the mutual benefit of Landlord and Lessee, any succeeding owners of the fee title in the Leased Premises, any successors and assigns of this Lease. The insurance policy or policies shall name Lessor and Lessee as insureds and shall not be subject to cancellation unless Lessor has received a minimum of thirty (30) days prior written notice of the intention of the insurer to cancel the coverage.

(iii)            Construction Liability Insurance . Lessee agrees either to obtain and maintain (to the extent reasonably procurable) construction liability insurance at all times when demolition, excavation, or construction work is in progress on the Leased Premises, or cause its contractors to maintain such construction liability insurance. This insurance shall be carried by insurance companies authorized to transact business in Pennsylvania, selected by Lessee and shall be paid for by Lessee. The insurance shall have limits of no less than One Million ($1,000,000.00) Dollars for property damage, and One Million ($1,000,000.00) Dollars for one person and Two Million ($2,000,000.00) Dollars for one accident for personal injury. The insurance shall be maintained for the mutual benefit of Lessor and Lessee, as well as any succeeding owners of the fee title in the Leased Premises, any successors and assigns of this Lease, against all liability for injury or damage to any person or property in any way arising out of demolition, excavation, or construction work on the premises. The insurance policy or policies shall name Lessor and Lessee as insureds and shall not be subject to cancellation unless Lessor has received a minimum of thirty (30) days prior written notice of the intention of the insurer to cancel the coverage.

(iv)            Certificates of Insurance . Lessee shall furnish Lessor with certificates of all insurance required by this Section 15 . Lessee agrees that if it does not keep this insurance in full force and effect, Lessor may notify Lessee of this failure, and if Lessee does not deliver to Lessor certificates showing all of the required insurance to be in full force and effect within ten (10) days after this notice, Lessor may, at its option, take out and pay the premiums on the insurance needed to fulfill Lessee's obligations herein. On demand from Lessor, Lessee shall reimburse Lessor the full amount of any insurance premiums paid by Lessor, with interest at the rate of ten (10%) percent per annum from the date of Lessor's demand until reimbursement by Lessee.

16.             WAIVER OF SUBROGATION . Neither Lessee nor anyone claiming by, through, under or on behalf of Lessee, shall have any claim, right of action, or right of subrogation against Lessor for or based upon any loss or damage caused by any casualty, including but not limited to fire or explosion, relating to the Improved Leased Premises or property therein. Neither Lessor nor anyone claiming by, through, under or on behalf of Lessor, shall have any claim, right of action, or right of subrogation against Lessee for or based upon any loss or damage caused by any casualty, including but not limited to fire or explosion, relating to the Improved Leased Premises or property therein. This release shall be applicable and in force and effect only with respect to loss or damage occurring during such time as the releasor's policies shall contain a clause or endorsement to the effect that any such release shall not adversely affect or impair or prejudice the right of the releasor to recover thereunder. Lessor and Lessee each agree that their policies will include such a clause or endorsement so long as the same is obtainable and if not obtainable, shall so advise the other in writing and such notice shall release both parties from the obligation to obtain such a clause or endorsement.

 
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17.             INDEMNITY .  Lessee hereby agrees to indemnify, hold harmless and defend, at its own expense, Lessor from and against any and all claims, actions, damages, liability, judgments and expenses, including without limitation reasonable attorneys' fees, which may be imposed upon or incurred by or asserted against Lessor or Lessor's interest in the Improved Leased Premises, by reason of any loss of life, personal injury or claim of injury, or damage to property or claim of damage to property in or about the Improved Leased Premises, howsoever caused, arising out of or relating to the occupancy or use by Lessee, its employees, agents or invitees, of the Improved Leased Premises, including without limitation the streets, alleys, sidewalks or parking areas.   The Lessee shall indemnify Lessor for any environmental liability, but only to the extent that such claims, damages, liability, judgments and expenses are caused by the negligence or willful misconduct of Lessee, its employees, agents and/or invitees. In addition, Lessee shall indemnify, defend and hold Lessor harmless from and against any and all expenses incurred by Lessor arising out of or relating to Lessee's failure to pay or perform its obligations under this Lease.

18.             CASUALTY . In the event that the Improved Leased Premises, or any portion thereof, are damaged or destroyed by any cause whatsoever, Lessee shall commence such restoration as soon as possible after such occurrence, but in no event later than ninety (90) days thereafter, and shall diligently pursue such repair or restoration to completion, with a contractor approved by Lessor. Only to the extent that the casualty to the Improved Leased Premises is caused directly by the gross negligence of Lessor, Rent shall be equitably abated based on the area of the Improved Leased Premises rendered untenantable, if any, during the period of such untenantability. Notwithstanding the foregoing, if destruction of more than forty percent (40%) of the Improvements on the Improved Leased Premises occurs at any point in the last three (3) years of the then-current Term of the Lease or if any destruction of more than ten percent (10%) of the Improvements on the Improved Leased Premises occurs in the last year of the then current Term of the Lease, then Lessee shall have the right to terminate the Lease.

19.             EMINENT DOMAIN .

 If the entire Improved Leased Premises shall be taken by reason of condemnation or under eminent domain proceedings, Lessee may terminate this Lease as of the date when possession of the Improved Leased Premises is so taken by the condemning entity. If a portion of the Improved Leased Premises, including without limitation the building, site improvements, parking or access, shall be taken under eminent domain or by reason of condemnation to such an extent that the taking materially adversely affects Lessee's use of the Improved Leased Premises, Lessee shall have the option to terminate this Lease by written notice to Lessor within forty-five (45) days of such taking. If this Lease is not so terminated, Lessee may at its sole cost and expense, and with a contractor acceptable to Lessor, restore the remaining portions of the Improved Leased Premises as Lessee deems necessary or appropriate (subject to applicable law) without abatement of rent. For purposes of this Section 19 , (i) a partial taking shall be deemed to include loss or impairment of access to and from the Improved Leased Premises and (ii) grants or conveyances made in lieu or in anticipation of or under threat of a taking or condemnation shall be deemed a taking. Both parties shall pursue their own damage awards with respect to any such taking, provided however that Lessee shall be entitled to, and nothing herein shall prevent Lessee from seeking, an award for taking of or damage to Lessee's trade fixtures and any award for Lessee's moving expenses, so long as said awards do not diminish the award to which Lessor is entitled.

 
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20.             DEFAULT . The occurrence of any one or more of the following events shall constitute an "Event of Default" hereunder:

(a)            Lessee shall fail to pay in full when due, any installment of rent or any other sum payable by Lessee hereunder, and such failure shall continue for a period of ten (10) days;

(b)            Lessee shall fail to perform or observe (or cause or permit any such failure) any other covenant, term, condition, agreement or obligation to be performed or observed by Lessee under this Lease or under the Ground Lease, and such failure shall continue for twenty (20) days after written notice thereof from Lessor to Lessee; provided however that a failure as described in this Section 20(b) shall not constitute a default if it is curable but cannot with reasonable diligence be cured by Lessee within a period of twenty (20) days, so long as Lessee promptly commences cure and proceeds to cure the failure with reasonable diligence and in good faith.

(c)            The insolvency of Lessee, as evidenced by (i) the adjudication of Lessee as a bankrupt or insolvent; (ii) the filing of a petition seeking reorganization of Lessee or an arrangement with creditors, or any other petition seeking protection of any bankruptcy or insolvency law; (iii) the filing of a petition seeking the appointment of a receiver, trustee or liquidator of Lessee or of all or any part of Lessee's assets or property; (iv) an assignment by Lessee for the benefit of creditors; or (v) the levy against any portion of Lessee's assets or property by any sheriff or other officer.

(d)            Lessor acknowledges and agrees that, notwithstanding any other provisions contained in this Lease Agreement, in the event (i) Lessee or its successors or assignees shall become subject to a bankruptcy case pursuant to Title 11 of the U.S. Code or similar proceeding during the term of this Lease or (ii) the depository institution then operating the Improved Leased Premises is closed or is taken over by any depository institution supervisory authority during the term of this Lease, Lessor shall be bound by all applicable federal statutes and regulations, including specifically 12 U.S.C. 1821(e)(4).

 
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21.             REMEDIES . Upon the occurrence of any Event of Default, Lessor shall have the following rights and remedies in addition to all other rights and remedies otherwise available at law or in equity:

(a)            If Lessee shall at any time fail to pay any sum, charge, or imposition or perform any other act on its part to be performed, then Lessor, after ten (10) days written notice to Lessee and without waiving or releasing Lessee from any obligation hereunder, may pay such charge or sum of money or make any other payment or perform any other act on the Lessee's part to be made or performed, and may enter upon the Improved Leased Premises for any such purpose, and take all such action thereon as may be necessary therefor. All sums so paid by Lessor and all costs and expenses incurred by Lessor in connection with the performance of any such act, together with interest thereon at the rate of ten percent (10%) per annum from the respective dates of Lessor's making of each such payment or incurring of each such cost and expense, shall constitute additional rent payable by Lessee under this Lease and Lessor shall have the same remedies for the collection thereof as in the case of a failure to pay rent.

(b)            At the option of Lessor and upon written notice to Lessee, this Lease, without waiver of any other rights of Lessor herein, may be terminated and declared void, without any right on the part of Lessee to save forfeiture by payment of any sum due or by performance of any term, covenant, or condition broken and Lessor may re-enter and possess the Improved Leased Premises without demand or notice, with or without process of law, using such reasonable force as may be necessary, without being deemed guilty of trespass, eviction, forcible entry, conversion or becoming liable for any loss or damage which may be occasioned thereby. In such event, Lessor shall be entitled to recover from Lessee all damages incurred by Lessor by reason of Lessee's default including, but not limited to, the cost of recovering possession of the Improved Leased Premises; expenses of reletting, including necessary renovation and alteration of the Improved Leased Premises; reasonable attorneys' fees; rent payment through the balance of the term; or the difference between the rent to be paid by the Lessee pursuant to this Lease and the rent charges collected by Lessor upon reletting;

(c)            Lessor may retake possession of the Improved Leased Premises without terminating the Lease, in which case this Lease shall continue in effect whether or not Lessee shall have abandoned the Improved Leased Premises. In such event, Lessor shall be entitled to enforce all of Lessor's rights and remedies under this Lease, including the right to recover the rent and any other charges and adjustments as may become due hereunder;

(d)            At Lessor's option, the entire rent and other charges which would have become due during the balance of the lease term or renewal thereof shall be accelerated and shall at once become due and payable as if by the terms of this Lease it were all payable in advance, without presentment, demand, notice of nonpayment, protest, notice of protest, or other notice, all of which are hereby expressly waived by Lessee;

 
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(e)             CONFESSION OF JUDGMENT . FOR VALUE RECEIVED, LESSEE HEREBY AUTHORIZES AND EMPOWERS ANY PROTHONOTARY OR ANY ATTORNEY OF ANY COURT OF RECORD TO APPEAR FOR LESSEE, AS WELL AS FOR ALL PERSONS CLAIMING BY, THROUGH OR UNDER LESSEE, AND WITH OR WITHOUT DECLARATION FILED, UPON THE EXPIRATION OF A TEN (10) DAY PRIOR NOTICE AND CURE PERIOD, TO CONFESS JUDGMENT AGAINST LESSEE AND IN FAVOR OF LESSOR, ITS SUCCESSORS AND ASSIGNS, FOR THE SUM DUE BY REASON OF SAID DEFAULT IN THE PAYMENT OF RENT, INCLUDING UNPAID RENT FOR THE BALANCE OF THE TERM IF THE SAME SHALL HAVE BECOME DUE AND PAYABLE UNDER THE PROVISIONS OF THIS LEASE, AND/OR FOR THE SUM DUE BY REASON OF ANY BREACH OF ANY OTHER COVENANT BY LESSEE HEREIN, TOGETHER WITH INTEREST AND COSTS OF SUIT AND AN ATTORNEYS' COMMISSION OF FIVE (5%) PERCENT (BUT NO LESS THAN $1,000.00) FOR COLLECTION.  LESSOR MAY THEREAFTER ISSUE A WRIT OR WRITS OF EXECUTION UPON THE JUDGMENT OBTAINED, AND LESSEE HEREBY WAIVES AND RELEASES ALL ERRORS AND EXEMPTIONS WHICH LESSEE COULD OTHERWISE RAISE AS DEFENSES TO SAID EXECUTION.   SUCH AUTHORITY SHALL NOT BE EXHAUSTED BY ONE EXERCISE THEREOF, BUT JUDGMENT MAY BE CONFESSED AS AFORESAID FROM TIME TO TIME AS OFTEN AS ANY SAID RENT AND/OR OTHER SUMS SHALL BE IN ARREARS.   FOR THE PURPOSE OF PROCEEDING UNDER THIS SECTION, THIS LEASE SHALL BE A SUFFICIENT WARRANT, AND A TRUE AND CORRECT COPY OF THIS LEASE MAY BE FILED WITH THE COURT IN LIEU OF FILING AN ORIGINAL HEREOF;

(f)             IN ADDITION, FOR DEFAULT WITH FAILURE TO CURE AS SET FORTH ABOVE, LESSEE FURTHER AUTHORIZES, AT THE OPTION OF LESSOR, ANY PROTHONOTARY OR ANY ATTORNEY OF ANY COURT OF RECORD, EITHER IN ADDITION TO OR WITHOUT JUDGMENT FOR THE AMOUNT DUE UNDER THE LEASE, TO APPEAR AS ATTORNEY FOR LESSEE, AS WELL AS FOR ALL PERSONS CLAIMING BY, THROUGH OR UNDER LESSEE, AND TO CONFESS JUDGMENT IN EJECTMENT AGAINST LESSEE AND IN FAVOR OF LESSOR, FOR RECOVERY BY LESSOR OF POSSESSION OF THE IMPROVED LEASED PREMISES, FOR WHICH THIS LEASE OR A TRUE COPY THEREOF SHALL BE SUFFICIENT WARRANT; THEREUPON, IF LESSOR SO DESIRES, AN APPROPRIATE WRIT OF POSSESSION MAY ISSUE FORTHWITH WITHOUT LEAVE OF COURT. IF FOR ANY REASON ANY SUCH ACTION SHALL BE TERMINATED AND POSSESSION SHALL REMAIN IN OR BE RESTORED TO LESSEE, SUCH AUTHORITY SHALL NOT BE EXHAUSTED BY ONE EXERCISE THEREOF, BUT JUDGMENT MAY BE CONFESSED AS AFORESAID AS OFTEN AS THERE SHALL BE ANY DEFAULT WITH FAILURE TO CURE; AND

 
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(g)              LESSEE HEREBY WAIVES ANY RIGHT IT MAY HAVE, INCLUDING ANY CONSTITUTIONAL RIGHT, TO NOTICE OR OPPORTUNITY FOR A HEARING PRIOR TO JUDGMENT BEING ENTERED AGAINST IT UNDER (e) OR (f) ABOVE AND PRIOR TO EXECUTION AGAINST ITS ASSETS UNDER (e) OR (f) ABOVE. LESSEE ACKNOWLEDGES THAT IT UNDERSTANDS THE CONFESSION OF JUDGMENT PROVISIONS IN (e) AND (f) ABOVE, AND THIS (g).

(h)            LESSEE SHALL PAY LESSOR A TEN PERCENT (10%) LATE CHARGE FOR ANY RENT PAYMENT NOT PAID WHEN DUE. SAID LATE CHARGE SHALL BEGIN TO ACCRUE ON THE FIRST DAY FOLLOWING THE EXPIRATION OF THE TEN (10) DAY GRACE PERIOD REFERENCED IN PARAGRAPH 21(a).

22.             CUMULATIVE REMEDIES . Lessor shall have and may exercise all remedies available to Lessor hereunder and at law and in equity and all such remedies shall be cumulative, concurrent, and nonexclusive. The waiver of or failure to exercise any one or more rights or remedies shall be wholly without prejudice to the exercise and enforcement of any other right or remedy, whether herein expressly provided for or given by law or in equity.

23.             SUBORDINATION AND ATTORNMENT TO LESSOR'S MORTGAGEE .

(a)            Lessee agrees that this Lease shall be subordinate to any mortgages that may presently or hereafter be placed upon the Lessor's interest in the Improved Lease Premises and to any and all advances to be made thereunder, and all renewals, replacements, and extensions thereof, without the necessity of any further instrument or act on the part of Lessee, subject however to the execution of a customary subordination and non-disturbance agreement which Lessee agrees to execute in the form required by Lessor's lender. Lessee will, upon written demand by Lessor, execute such instruments as may be required at any time and from time to time to confirm such subordination. Although this subordination shall be self-operative, Lessor agrees to provide Lessee with a non-disturbance agreement executed by Lessor's current mortgagee, substantially in the form attached as Exhibit "C. " Lessor further agrees to use its best efforts to provide a customary non-disturbance agreement signed by any future mortgagee of Lessor. Any such subordination agreement shall provide that so long as Lessee is not in default of the terms of this Lease, the party holding the instrument to which this Lease is subordinate shall recognize and preserve this Lease in the event of any foreclosure sale or possessory action, and in such case this Lease shall continue in full force and effect. Following written notice from Lessor's lender directing Lessee to pay any rent or additional sums directly to such lender (otherwise payable to Lessor pursuant to the Lease), Lessee's payment of such sums directly to such lender shall not constitute a default under the terms of this Lease Agreement and Lessor expressly waives any claims related thereto.

 
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(b)            Lessee shall, in the event any proceedings are brought for the foreclosure of any mortgage made by Lessor covering the Improved Leased Premises, attorn to the purchaser upon any such foreclosure and sale and recognize such purchaser as the Lessor under this Lease.

24.             ESTOPPEL CERTIFICATE . Lessee agrees, within fifteen (15) days after the Lessor's written request, to execute, acknowledge and deliver to the Lessor party a written instrument in recordable form reasonably required by Lessor and/or Lessor's lender or mortagee certifying (i) whether this Lease is in full force and effect and whether there have been any modifications, supplements, side agreements or amendments and, if so, stating such modifications, supplements, side agreements and amendments; (ii) the date to which rent has been paid; (iii) the amount of any prepaid rent and any credit due Lessee if any; (iv) the Commencement Date and whether any option to renew the Term has been exercised and, if so, the day that Renewal Term expires; (v) whether either party is in default in the performance of any covenant, agreement or condition contained in this Lease and, if so, specifying each such default; and (vi) such other matters as Lessor's mortgagee may reasonably require.  Any such instrument delivered pursuant to this section may be relied upon by Lessor and Lessee, and any mortgagee or permitted assignee of any of them, and any prospective purchaser of the Improved Leased Premises.

25.             MEMORANDUM OF LEASE AND RECORDING . Lessor and Lessee shall execute a Memorandum of Lease hereof, in form reasonably satisfactory to each of them, and Lessee may record such Memorandum of Lease in the office of the Recorder of Deeds of and for Lehigh County, Pennsylvania. Upon the Commencement Date hereof, the parties shall execute and record a modification of the Memorandum of Lease to reflect the actual term of the last Renewal Term pursuant hereto.

26.             ASSIGNMENT AND SUBLETTING . Neither Lessee or its successors or permitted assigns shall assign this Lease or any interest therein, sublet the whole or any portion of the Improved Leased Premises or subject its interest in this Lease to any leasehold mortgage without the prior written consent of Lessor.   No assignment or sublease shall release Lessee from its obligations to perform the terms, covenants, and conditions of this Lease. Lessor's consent shall not be unreasonably withheld, provided that: (i) the assigning or subletting entity and any guarantor remains liable for all of Lessee's obligations hereunder; (ii) there exists no Event of Default under this Lease either at the time Lessee notifies Lessor of such proposed assignment or sublease or at the time such assignment or sublease is to become effective; (iii) Lessee delivers to Lessor an executed copy of the proposed sublease or assignment; (iv) the proposed sublease or assignment shall meet all use requirements and restrictions set forth in this Lease; and (v) Lessor has no contractual requirement of to obtain the consent of Lessor's mortagee and/or lender, or alternatively, if such a contractual requirement exists, then the Lessor's mortgagee and/or lender has consented to the proposed sublease and/or assignment.

 
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27.             BINDING OBLIGATION . Each and every provision of this Lease shall bind and shall inure to the benefit of the parties hereto and their respective successors and permitted assigns.

28.             PROHIBITED ACTS . Lessee shall not use or operate any equipment or machinery or in any way use the Improved Leased Premises in a way which is harmful to the Improved Leased Premises. Lessee shall not cause or permit any hazardous substances to be utilized at, on or in the Improved Leased Premises except with the prior written consent of Lessor and in strict compliance with all applicable environmental laws, ordinances, rules and regulations. Lessee shall not do or allow to be done any acts, omissions, or activity which would cause the fire, hazard, or any other insurance now in force or hereinafter to be placed on the Improved Leased Premises or building, or any part thereof, to become void, suspended, or rated as a more hazardous risk than at the date of the execution of this Lease, furthermore, Lessee shall not be permitted to act or conduct business in any way that is against any applicable law.

29.             CONSTRUCTION AND INTERPRETATION . This Lease shall be considered as having been made, executed, and delivered in the Commonwealth of Pennsylvania, and all questions regarding its validity, interpretation, or construction shall be construed in accordance with the laws of this Commonwealth. Words contained herein that are gender specific, singular, or plural, shall, if the context permits, be construed to include all genders, and both singular and plural forms.

30.             WAIVER . No waiver by Lessor of any breach by Lessee of any of its obligations, agreements, or covenants hereunder and no failure of Lessor to exercise available remedies allowed upon the occurrence of an Event of Default, shall be a waiver of any subsequent breach of obligations, agreements, or covenants and nor shall it be a waiver by Lessor of its rights or remedies with respect to such or any subsequent Event of Default.

31.             ENTIRE AGREEMENT . This Lease and any exhibits attached hereto and forming a part hereof set forth all of the covenants, promises, agreements, conditions, and understanding between Lessor and Lessee concerning the Improved Leased Premises, and there are no covenants, promises, agreements, conditions, or understandings, either oral or written, between the parties other than as are herein set forth. No subsequent alteration, amendment, change or addition to this Lease shall be binding upon either Lessor or Lessee unless the same is reduced to writing and executed by Lessor and Lessee.

32.             NOTICES . All notices, elections, requests, demands or other communications with respect to this Lease shall be in writing and shall be deemed to have been given when hand delivered, when deposited with a reputable overnight delivery service (such as Federal Express) or when deposited in a postal depository maintained by the United States Postal Service, first class certified mail, postage prepaid to Lessor or Lessee at the addresses recited in the Preamble to this Lease, or to such other address as designated in writing by Lessor or Lessee.

 
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33.             PARTIAL INVALIDITY . If any term, covenant, or condition of this Lease or the application thereof to any person, partnership, association, corporation, or other entity, is determined to be invalid or unenforceable, the remainder of this Lease, or the application of such term, covenant, or condition to persons, partnerships, associations, corporations or other entities other than those as to which it is held invalid or unenforceable, shall not be affected thereby and each term, covenant, or condition of this Lease shall be valid and be enforced to the fullest extent permitted by law.

34.             HEADINGS . Any headings preceding the text of the sections set forth herein are inserted solely for convenience and shall not in any way define, limit, or describe the scope, intent, or meaning of such sections, and such headings shall not constitute a part of this Lease.

35.             QUIET ENJOYMENT . Lessor agrees that Lessee, on payment of the rent and all other charges provided for in this Lease and Lessee's fulfillment of all obligations under the covenants, agreements and conditions of this Lease shall and may (subject to the exceptions, reservations, terms and conditions of this Lease, superior mortgages, the Ground Lease and matters of record) peaceably and quietly have, hold and enjoy the Improved Leased Premises for the Term without interference by or from Lessor or any party claiming through or under Lessor.

36.             TIME OF THE ESSENCE . Time is of the essence in the performance by Lessee of its obligations hereunder.

[Signature page follows.]

 
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IN WITNESS WHEREOF, the parties hereto, intending to be legally bound hereby, have caused this Lease to be executed by persons duly authorized as of the day and year first above written.

WITNESS:
 
LESSOR:
   
POLARIS CEDAR CREST, LLC,
   
a Pennsylvania limited liability company
         
         
/s/ Jessica Gentile
 
By:
/s/ James Gentile
 
   
Name:
James Gentile
     
Title:
Member
         
         
         
         
         
ATTEST/WITNESS:
 
LESSEE:
   
EMBASSY BANK FOR THE LEHIGH
   
VALLEY, a Pennsylvania financial
   
institution
         
         
         
/s/ Mark A. Casciano
 
By:
/s/ David M. Lobach Jr.
 
   
Name:
David M. Lobach Jr.
     
Title:
CEO

 
17

 

EXHIBIT A

Premises

LEGAL DESCRIPTION


ALL THAT CERTAIN LOT OF LAND BEING 1142 SOUTH CEDAR CREST BOULEVARD IN SALISBURY TOWNSHIP, LEHIGH COUNTY, PENNSYLVANIA, SHOWN AS LOT A ON THE PLAN OF CENTER SQUARE ASSOCIATES RECORDED TO LEHIGH COUNTY DOCUMENT NO. 7431330, BOUNDED AND DESCRIBED AS FOLLOWS:

BEGINNING ATA POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF CEDAR CREST BOULEVARD (A.K.A. S.R. 0029, A.K.A. LR. 557, 80 FOOT WIDE RIGHT-OF-WAY) AT THE INTERSECTION OF THE DIVIDING LINE BETWEEN PROPOSED LOT A AND PROPOSED LOT B, SAID POINT BEING DISTANT SOUTH 00 DEGREES 03 MINUTES 00 SECONDS WEST, A DISTANCE OF 237.91 FEET FROM THE DIVIDING LINE BETWEEN T.M.P. J8NE2-14-5, LANDS NOW OR FORMERLY CENTER SQUARE ASSOCIATES AND T.M.P. J8NE2-14-4, LANDS NOW OR FORMERLY KILARESKI AND FROM SAID POINT OF BEGINNING RUNNING; THENCE ALONG THE WESTERLY RIGHT-OF-WAY LINE OF CEDAR CREST BOULEVARD, SOUTH 00 DEGREES 03 MINUTES 00 SECONDS WEST, DISTANCE OF 128.34 FEET TO A POINT; THENCE THE FOLLOWING FOUR (4) COURSES AND DISTANCES CONNECTING THE WESTERLY RIGHT-OF-WAY LINE OF CEDAR CREST BOULEVARD WITH THE NORTHERLY RIGHT-OF-WAY LINE OF LINCOLN AVENUE (A.K.A. T-481, A.K.A. EAST TEXAS ROAD, 60 FOOT WIDE RIGHT-OF-WAY); (1) NORTH 89 DEGREES 57 MINUTES 00 SECONDS WEST, A DISTANCE OF 1.63 FEET TO A POINT OF CURVATURE; (2) ALONG THE OF A CIRCLE CURVING TO THE RIGHT HAVING A RADIUS OF 25.00 FEET, A CENTRAL ANGLE OF 73 DEGREES 59 MINUTES 54 SECONDS, AN ARC LENGTH OF 32.29 FEET, A CHORD BEARING SOUTH 39 DEGREES 35 MINUTES 28 SECONDS WEST, AND A CHORD DISTANCE OF 30.09 FEET TO A POINT OF COMPOUND CURVATURE; (3) ALONG THE ARC OF A CIRCLE CURVING TO THE RIGHT, HAVING A RADIUS OF 149.50 FEET, A CENTRAL ANGLE OF 03 DEGREES 37 MINUTES 40 SECONDS, AN ARC LENGTH OF 9.47 FEET, A CHORD BEARING SOUTH 78 DEGREES 24 MINUTES 15 SECONDS WEST, AND A CHORD DISTANCE OF 9.46 FEET TO A POINT; (4) SOUTH 05 DEGREES 51 MINUTES 08 SECONDS WEST, DISTANCE OF 2.26 FEET TO A POINT ON THE NORTHERLY RIGHT-OF-WAY LINE OF LINCOLN AVENUE; THENCE ALONG THE NORTHERLY RIGHT-OF-WAY LINE OF LINCOLN AVENUE, NORTH 84 DEGREES 08 MINUTES 52 SECONDS WEST, A DISTANCE OF 153.53 FEET TO A POINT; THENCE ALONG THE DIVIDING LINE BETWEEN PROPOSED LOTA AND T.M.P. J8NE2-14-7, LANDS NOW OR FORMERLY SHOEMAKER, ALONG THE ARC OF A CIRCLE CURVING TO THE RIGHT, HAVING A RADIUS OF 225.00 FEET, A CENTRAL ANGLE OF 20 DEGREES 58 MINUTES 52 SECONDS, AND ARC LENGTH OF 82.39 FEET, A CHORD BEARING NORTH 23 DEGREES 49 MINUTES 16 SECONDS EAST, AND A CHORD DISTANCE OF 81.93 FEET TO A POINT ON THE CENTERLINE OF A 20 FOOT WIDE UNOPENED ALLEY; THENCE ALONG THE CENTERLINE OF A 20 FOOT WIDE UNOPENED ALLEY, NORTH 00 DEGREES 03 MINUTES 00 SECONDS EAST, A DISTANCE OF 65.20 FEET TO A POINT; THENCE ALONG THE DIVIDING LINE BETWEEN PROPOSED LOT A AND PROPOSED LOT B, SOUTH 89 DEGREES 57 MINUTES 00 SECONDS EAST, A DISTANCE OF 150.00 FEET TO THE PLACE OF BEGINNING.

CONTAINING 23,854 SQUARE FEET OF LAND (0.548 ACRE), MORE OR LESS.

PARCEL 548588071238-1
 
 
18


Exhibit 10.6
 
Village Comer EMBASSY Lease 022503


LEASE AGREEMENT

This LEASE AGREEMENT is made this 21 day of March, 2003, by and between

VILLAGE CORNER, LLC , a Pennsylvania limited liability company, as Landlord (hereinafter sometimes called "Landlord")
And

EMBASSY BANK FOR THE LEHIGH VALLEY , as Tenant (hereinafter sometimes called "Tenant").

RELEVANT FACTS

A.                Landlord plans to construct an office building (hereinafter sometimes referred to as the Building) on its real property. Tenant desires to lease a portion of the Building from Landlord and Landlord desires to lease such premises to Tenant.

B.                Tenant hereby acknowledges that it has read this Lease and is cognizant of the fact that this Lease contains restrictions upon the activities which may be conducted in the Building and other restrictions and provisions applicable to this Lease. Tenant agrees that all activities conducted by it, its employees, agents, partners and shareholders and anyone claiming by, through or under Tenant in any part of the Building shall be in accordance with the terms, covenants and conditions of this Lease including, without limitation, Paragraph 1.2 which pertains to use of Building, assignment and subleasing, specifically prohibited uses and other matters.

1.                  Lease of Premises.

1.1        Leased Premises.      Landlord hereby demises and leases to Tenant and Tenant hereby leases from Landlord, on the terms and conditions herein set forth, that portion of the Building consisting of:

approximately 3,584 rentable sq. ft., designated as SUITES 8 and 9

on the building plans maintained by the Landlord. The leased space is sometimes referred to herein as the "Premises", and its location is shown on the attached Exhibit "A".

The Premises are leased with bare, exterior walls insulated but not covered with drywall, and with plumbing and electrical lines and HVAC service brought to the Premises, as depicted in Landlord's shell building plans. All other finishes and improvements, including without limitation, internal walls and partitions, diffusers, terminal units, internal duct work, thermostats, paint, wall coverings, carpets, tile, cabinets, plumbing fixtures, outlets, switches, lighting and other fixtures, subpanels as required shall be the responsibility of Tenant to construct and install.

The building and the leased premises, when completed, will be in compliance with all applicable building, safety and fire codes and with the Americans with Disabilities Act.

It is understood the drive thru window and canopy construction will be at the tenant's expense. It is understood the approximate cost for said construction will be between $15,000-$! 8,000. It is further understood appropriate documentation will be provided to substantiate the final cost .

All interior finish improvements to the Premises shall be obtained from a competent construction contractor of Tenant's choice, provided, however, that Landlord shall approve the selection of Tenant's contractor (and its subcontractors) prior to the commencement of any work at the Premises . Tenant shall be responsible for completing these interior finishes and improvements to the Premises in accordance with the written architectural and construction agreements approved by Landlord, whose approval shall not be unreasonably withheld or delayed. Tenant shall pay any and all costs necessary to complete these interior finishes and improvements.

Prior to the commencement of any improvements to finish the interior of the Premises, Tenant and any contractor working in or on the Premises shall execute a Stipulation Against Liens to be recorded in the Office of the Clerk of Courts, Lehigh County, Pennsylvania, at Tenant's expense.

1.2         Use of Premises.      The Premises shall be used by Tenant solely as a:

RETAIL BANK BRANCH

 
Page 1

 
 
Village Comer EMBASSY Lease 022503


and the business activities related thereto and for no other purposes, with the sole exception that with the prior written consent of Landlord, in its sole discretion, the Premises may be used for other approved purposes.

Tenant shall not use or permit any part of the Premises to be used for any unlawful purpose. Tenant shall be solely responsible for obtaining all required zoning and occupancy permits.

Landlord agrees that, during the term of this lease, Landlord shall not lease or permit to be occupied any other portion to the Building to a Tenant for a use by such Tenant similar to or in competition with the use of the Premises by Tenant set forth in this paragraph.

1.3       Quiet Enjoyment.      Landlord warrants and represents that it has the right and authority to lease the Premises to Tenant. Tenant, upon the payment of all rents herein reserved and upon the performance of all terms of this lease, shall at all times during the lease term peaceably and quietly enjoy the Premises without any disturbance from Landlord.

1.4        Landlords Right of Entry.     Landlord and its agents and employees shall have the right to enter the Premises at all reasonable times, and upon twenty-four (24) hours prior notice to Tenant , in order to examine it, to show it to prospective purchasers, mortgagees or tenants, to make repairs, alterations, improvements or additions as Landlord may deem necessary or desirable, to place upon the Premises "for sale" and "for rent" signs, and for any other purpose whatsoever. Landlord's right of entry hereunder does not extend to personal property, documents and files possessed or owned by the Tenant and located upon the Premises. Landlord shall exercise its right of entry only in the presence of Tenant, or its designee, except in the case of emergency .

2.                Term of Lease.

2.1             Initial Term.      The term of this Lease for the Premises shall be a period of five (5) years (hereinafter the "Initial Term") beginning on the date (herein sometimes called the "Commencement Date") of substantial completion of the Premises. Substantial completion shall be deemed to have occurred thirty (30) days after the Premises may be occupied for the uses herein provided as evidenced by a Certificate of Occupancy issued by the applicable municipal authority or, in the absence of such Certificate, as determined by Landlord's Architect. Landlord and Tenant shall sign a written statement in the form of Exhibit "B" hereto setting forth the Commencement Date and termination date of the Initial Term. In the event that either Landlord or Tenant causes any delay in the substantial completion of the Premises so that the Premises are substantially completed on a date later than when it would have been substantially completed, but for such delay, then the Commencement Date shall be deemed to have occurred on the date when the Premises would have been substantially completed but for such delay. In the event that substantial completion of the Premises is delayed because of late delivery of fixtures, equipment or other materials necessary to complete the Premises to comply with Tenant's requirements, then the Commencement Date shall be deemed to have occurred on the date when the Premises would have been substantially completed but for such late delivery. Landlord and Tenant agree that Landlord shall use its best efforts to cause the leased premises to be delivered to Tenant for commencement of fit-out no later than November 1, 2003. In the event that Landlord delays delivery of the Premises to Tenant for fit-out beyond such date, Tenant shall receive a rental credit equal to one hundred (100%) percent of the monthly installment of Rent for each month or portion thereof of such delay.

2.2            Option Term.      Tenant shall have the right or option to lease the Premises for four additional terms (hereinafter sometimes called the "Option Term") of five (5) years each for a total of twenty (20) years following the termination of the Initial Term . Such options shall be exercised by Tenant sending written notice to Landlord of its intention to exercise this option at least six (6) months prior to the expiration of the Initial Term and each subsequent term, time being of the essence. Tenant's right to extend the term for each Option Term shall automatically be extinguished as if it had never existed if Tenant fails to exercise its option in the required manner within the required period of time. If Tenant shall duly exercise its right or option to lease the Premises for such Option Terms, all terms and conditions herein shall remain the same, except that (i) Tenant shall have no further right to extend the term of this Lease; and (ii) the Base Rent (hereinafter defined) at the commencement of such Option Term shall be adjusted to Fair Market Value as provided in Paragraph 3.3

2.3            Additional Term.      Upon the termination of the Initial Term if the options under Paragraph 2.2 are not exercised, or upon the expiration of the Option Terms, this lease shall continue upon the same terms and conditions for a further period of one (1) year and so on from year to year unless or until terminated by either Landlord or Tenant giving to other party written notice of termination at least ninety (90) days prior to the expiration of the then current term; provided, however, that upon the commencement of the Additional Term and upon each annual anniversary thereof, the Base Rent (as hereinafter defined) shall be adjusted to Fair Market Value as provided in Paragraph 3.3.

 
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3.                Rent.

3.1         Base Rent.       For the Initial Term of this Lease, Tenant shall pay to Landlord an annual base rental of

SEVENTY-SEVEN THOUSAND FIFTY-SIX and 00/100 ($77,056.00) Dollars per year

(equal to $21.50 per rentable sq. ft. per year) payable in advance, in equal monthly installments of

SIX THOUSAND FOUR HUNDRED TWENTY-ONE and 33/100 ($6,421.33) Dollars,

on or before the first day of each month (such annual amount is hereinafter sometimes called "Base Rent"). On the second anniversary of the Commencement Date and annually thereafter, as of the anniversary of the Commencement Date, the Base Rent shall be adjusted to Fair Market Value as provided in Paragraph 3.3.

3.2        Payment of Rent.      Both Base Rent and Additional Rent (as defined in Paragraph 3.4) shall be payable without demand, setoff or deduction whatsoever except as may be specifically provided in this Lease. Rent shall be payable at such place as Landlord may from time to time designate. In the event that this Lease commences or expires in the middle of a month, rental for the portion of such month shall be prorated, and payable in advance.

3.3        Adjustment to Fair Market Value.     Whenever this Lease calls for adjustment of the Base Rent to Fair Market Value, the same shall be accomplished by multiplying the Base Rent installment for the month immediately preceding the adjustment date by twelve (12) (the "Product") and then by adding thereto a sum equal to the Product multiplied by the cumulative rate of change (expressed as a percentage) in the Consumer Price Index, Northeast Pennsylvania B/C from the last adjustment date to arrive at the annual Base Rent for the succeeding period.

3.4        Additional Rent.      Tenant shall pay to Landlord, in addition to the Base Rent specified hereinabove, from the Commencement Date and continuing through the term of this Lease and any renewal terms hereof, as Additional Rent,

TEN THOUSAND SEVEN HUNDRED FIFTY-TWO and 00/100 ($10,752.00) Dollars

(equal to $3.00 per rentable sq. ft. per year) payable in advance, in equal monthly installments of

EIGHT HUNDRED NINETY-SIX and 00/100 ($896.00) Dollars

representing ELEVEN percent (11%) of Landlord's total projected operating expenses.

For the initial twelve (12) months of the term of this Lease, Landlord's operating expenses shall be fixed at $3.00 per rentable sq. ft.

The total of the base rent plus additional rent shall be:
EIGHTY-SEVEN  THOUSAND  EIGHT  HUNDRED   SEVEN   and  96/100   ($87,807.96)  Dollars annually or

SEVEN THOUSAND THREE HUNDRED SEVENTEEN and 33/100 ($7,317.33) Dollars monthly for the first year.
As used in this Lease, the term operating expenses shall mean the reasonable costs incurred by Landlord in the management, operation and maintenance of the Building and its common areas, including, but not limited to, the cost of maintenance, real property taxes and assessments, common area utilities, non-hazardous waste removal, supplies, ground usage, property management and fire, casualty and liability insurance. Operating expenses shall not include depreciation, interest on and amortization of debt, repairs, alterations, or additions that under generally accepted accounting principles are properly classified as capital expenditures, or costs incurred in the solicitation or execution of leases.

A copy of the calculated operating expenses will be provided upon written request .

 
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3.5         Changes in Operating Expenses.      If Landlord's operating expenses during the first twelve (12) months of the Term or such portion thereof as shall end on June 30 of the following year, exceed the sum fixed hereinabove in Paragraph 3.4, Landlord shall so notify Tenant by September 30 of the second year of the Term, and commencing on October 1 of the second year of the Term, Tenant shall pay to Landlord in the following nine (9) month period Tenant's percentage share of the increased operating expenses in nine (9) equal monthly installments.

If Landlord's operating expenses during the first twelve (12) months of the Term or such portion thereof as shall end on June 30 of the second year, are less than the sum fixed hereinabove in Paragraph 3.4, Landlord shall so notify Tenant by September 30 of the second year of the Term, and commencing October 1 of each year Tenant receive a credit in the following nine (9) month period Tenant's percentage share of the decreased operating expenses in nine (9) equal monthly installments.

Thereafter, from year (commencing July 1) to year (ending June 30) during the Term, Landlord shall calculate its annual operating expenses and deliver to Tenant Landlord's statement showing its operating expenses, any increase or decrease in which shall be collected from or credited to Tenant by Landlord in the same manner as stated herein following the initial twelve (12) months of the Term or such portion as shall end on June 30.

3.6        Tenants Space Ratio.      The percentage specified in Paragraph 3.4 of this Lease is that percentage determined by dividing the square footage of the Premises, as the numerator, by the total square footage of the Building less the common areas, as the denominator, as set forth in Exhibit "A" attached hereto. In the event that the completed Building, Premises or common areas contain different square footage than that set forth in the attached Exhibit, then Tenant's Space Ratio, and the corresponding percentage, shall be recalculated based upon the actual as built conditions.

3.7        Utilities.      Landlord and Tenant agree that separate utility metering for any and all utilities will be installed for the Premises. Tenant shall pay directly to the appropriate utility company or authority all utility charges and fees for utilities used of consumed in, on or at the Premises which are separately metered. Tenant shall indemnify and save and hold Landlord harmless from and against all fees, charges, expenses, penalties, interest and other charges with respect to utility service which is separately metered and provided directly to the Premises. If requested, Tenant shall furnish to Landlord, within ten (10) days after the date any amount is payable by Tenant directly to a utility supplier proof of payment satisfactory to Landlord.

3.8        Interest.       Tenant shall pay as additional rent without demand and without setoff all sums of money or charges required to be paid by Tenant under this Lease, whether or not the same be designated rent. If such amounts or charges are not paid at the time provided in this Lease, they shall nevertheless if not paid when due, be collectible as additional rent with the next installment of the rent thereafter falling due hereunder and shall bear interest from the due date thereof to the date of payment at the rate of fifteen (15%) percent per annum. Nothing in this Paragraph 3.8 shall prevent or hinder or delay Landlord from pursuing any remedy which may be available at law or in equity or pursuant to the terms of this Lease by reason of such failure by Tenant to pay sums when due.

3.9         Security Deposit .     In lieu of a Security Deposit, Tenant shall pay the first month's rent upon the signing of this lease as a good faith deposit for the full and faithful performance by Tenant of the terms and conditions of this Lease . Tenant waives any requirement that such payment be held in any escrow account or in any other way segregated from Landlord's other funds. Tenant further waives any requirement that such payment be held in any interest bearing account.
 
Landlord may apply all or any part of the deposit required to cure any default of Tenant under the terms and conditions of this Lease. In the event of such application, Tenant must deposit with the Landlord the amount applied to cure its default immediately on notice from Landlord of the nature and amount of the application.
 
If Landlord transfers its interest in the Lease, it may do either of the following: (1) return the deposit to Tenant, without interest, any deductions made and not replaced by Tenant; or (2) transfer the deposit, without interest, minus any deductions made and not replaced by Tenant, to Landlord's successor in interest. In the event Landlord transfers all or any portion of the deposit under this Paragraph, upon such transfer Landlord shall be relieved of all obligations with regard to the deposit, and all of rights and obligations regarding such good faith deposit shall accrue to the transferee. Landlord shall give Tenant notice of any such transfer, including the name and address of the transferee and the amount transferred.

4.                Casualty Loss.

4.1         Total Destruction      If the Premises or the Building are totally destroyed by fire, flood or other casualty, or if the Building or Leased Premises should be so damaged by such cause that the rebuilding or repairs cannot, in Landlord's reasonable judgment, be completed within ninety (90) working days and at a cost not to exceed One Hundred Fifty and no/00 ($150.00) Dollars per rentable sq. ft. excluding Tenant's finishes, Landlord shall give written notice of such determination to Tenant and this Lease shall terminate, and rent be abated for the unexpired portion of the Lease, effective as of the date of determination .

 
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4.2             Partial Destruction      If the Premises are damaged by fire, flood or other casualty, but not to such an extent that rebuilding or repairs cannot reasonably be completed within ninety (90) working days at a cost not to exceed One Hundred Fifty and no/00 ($150.00) Dollars per rentable sq. ft. excluding Tenant's finishes, this Lease shall not be terminated, but Base and Additional Rent shall be abated pro rata for the number of days during which Tenant is reasonably unable to utilize the Premises for its intended purposes.

5.               Insurance .

Landlord shall maintain and keep in effect throughout the term of this Lease a liability insurance policy with a minimum combined single limit of not less than One Million and no/100 ($1,000,000.00) Dollars for personal injury and property damage, and shall purchase casualty insurance for not less than the full replacement cost of the Premises other than the Tenant's interior finish improvements. Such casualty policy shall satisfy all coinsurance requirements of the policy and may contain a commercially reasonable deductible and shall be included in Landlord's policy for the Building. Tenant, at Tenant's sole cost and expense, shall maintain and keep in effect throughout the term of this Lease (1) a premises general liability insurance policy with a minimum combined single limit of not less than One Million and no/100 ($1,000,000.00) Dollars, for personal injury and property damage, and (2) broad form casualty insurance for the full replacement cost of Tenant's interior finish improvements. In the event of an insured casualty loss of the Building, at Landlord's option, this Lease shall be terminated in its entirety. In the event of a casualty loss of less than all of the Building, the insurance proceeds shall be applied at Landlord's option to repair or replace the damage and, if applicable, in accordance with the provisions of Landlord's financing documents to which this Lease is subordinate. The aforementioned policies of insurance shall name as the insured Landlord and Tenant as their interests may appear, and shall contain standard mortgagee endorsements for any holders of mortgage(s) on the Premises. In the event of a loss due to any casualty or peril for which Landlord or Tenant has agreed to provide insurance, each party shall look solely to its insurance (including policies maintained by the other party where the damaged party is named as the additional insured) for recovery. To the extent permissible by their insurers, Landlord and Tenant hereby grant to each other, on behalf of an insurer providing insurance to either of them with respect to the Premises, the improvements thereon and the equipment, a waiver of any right of subrogation which any insurer of one party may acquire against the other by virtue of the payment of any loss under such insurance. Landlord and Tenant agree to furnish each other suitable evidence by certificate or copies of such insurance policies indicating that such insurance is in force and includes, if available, the above-described waiver of subrogation and other clauses.

6.                 Maintenance of Premises.

6.1         Tenant's Obligation.       Throughout the term of this Lease, Tenant shall, at its sole cost and expense, make all necessary repairs, maintenance, and replacements to keep the Premises in good order and repair, including all floor and wall coverings, all doors, the ceiling system, all light fixtures and bulbs, reasonable wear and tear alone excepted. Tenant shall not be obligated to maintain, repair or replace portions of the building systems which also service other tenants or which also service common areas. Tenant shall, at its sole cost and expense, make all necessary repairs, replacements and maintenance the need for which is caused by or results from the acts or negligence of Tenant or Tenant's employees, agents, contractors, subtenants or invitees. The quality of all work performed by or on behalf of Tenant, and the quality of all materials furnished, by or on behalf of Tenant, shall be of a quality at least equal to the quality of the original construction. Tenant shall periodically maintain the Premises, as needed, so that the appearance of the Premises is at all times at least consistent with the prevailing quality of the appearance of similar first class buildings in the Lehigh Valley.

6.2         Landlord's Obligation.      Landlord shall be responsible for all repairs and maintenance which are not the express responsibility of Tenant as provided above, including, but not limited to the roof, exterior walls, foundation, building systems not serving solely the Premises, roof-mounted air conditioning units not serving solely the Premises, elevators, exterior windows and common areas.

6.3        Surrender.       Upon the termination of this Lease, whenever occurring or howsoever caused, Tenant shall surrender the Premises and all improvements and replacements constructed or placed thereon, broom clean, in good condition and repair, and in the same condition, maintenance and repair as Tenant has agreed in Paragraph 6.1 above, reasonable wear and tear excepted. Provided that Tenant is not in default hereunder at the termination of this Lease, Tenant may, at Tenant's sole cost and expense, remove from the Premises Tenant's equipment and Tenant's trade fixtures not attached to the Premises in any manner. Tenant, at Tenant's sole cost and expense shall repair any damage caused by such removal. Tenant's removal of the foregoing items and repair of any damage caused thereby shall be effectuated during the week immediately prior to the termination of this Lease. Tenant shall comply with all laws, rules, ordinances and directives applicable to all work performed by Tenant or on Tenant's behalf.

 
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6.4         Im provements.      Tenant shall have the right to make and install such improvements, additions, fixtures, equipment, and installations in the Premises as Tenant shall desire, subject to Landlord's prior written consent, which consent shall not be unreasonably withheld. Tenant shall comply with all laws, rules, ordinances and directives applicable to all work performed by Tenant or on Tenant's behalf. Tenant shall obtain all required permits and approvals with respect to all such work, Tenant shall not commence any such work unless and until Tenant has complied with all of Landlord's requirements with respect thereto, including, without limitation, requirements for insurance, mechanics lien waivers, approval of contractors and subcontractors and approval of plans and specifications. All improvements, additions, fixtures, and installations, other than movable equipment, including without limitation, items which are an integral part of the Building or a building system (such as fixtures, plumbing, and telephone, electrical and other utility lines) shall be the property of the Landlord on termination of the Lease and may not be removed by Tenant. However, it is understood that the vault placed in this location may be removed at tenant's expense or, in the alternative, may remain on the premises at the termination of the lease providing that it will be the responsibility and the expense of Tenant to restore the vacated area to Landlord's satisfaction. Tenant may also remove certain other improvements attached to the Premises provided they can be removed without causing material damage and under the same terms of the preceding sentence .
 
7.                Signs.

Tenant shall not place or allow to be placed any stand, booth, sign or show case upon the doorsteps, vestibules or outside walls or pavements of the Premises, the Building or any common areas of the Building, or paint, place, erect or cause to be painted, placed or erected any sign, projection or devise on or in any part of the Premises, the Building or any common areas of the Building, except as provided for herein.

Tenant shall be permitted a sign on the exterior pole signboard. The size and design of such sign shall be approved by Landlord, in writing, prior to installation. Tenant shall be solely responsible, at Tenant's sole cost and expense, for the cost of Tenant's sign, including, but not limited to, design, construction, and installation.

Tenant shall be responsible, at Tenant's sole cost and expense, for the identification lettering of Tenant's Premises, which lettering shall be approved by Landlord, in writing, prior to installation. Tenant shall, at Tenant's sole cost and expense, insert a sign or other identifier on the exterior of the Building designating Tenant's use of the Premises, subject to approval, in writing, prior to installation, by Landlord.

Tenant shall remove any sign, projection or device painted, placed or erected, if permission has been granted and restore the walls, etc., to their former conditions, at or prior to the expiration of this lease.

In case of the breach of this covenant (in addition to all other remedies given to Landlord in case of the breach of any conditions or covenants of this lease) Landlord shall have the privilege of removing said stand, booth sign, showcase, projection or device, and restoring said walls, etc., to their former condition, and Tenant, at Landlord's option, shall be liable to Landlord for any and all expenses so incurred by Landlord.

8.                Rules and Regulations; Parking.

8.1         Rules and Regulations.      Landlord shall have the right from time to time to promulgate, adopt, amend, supplement, and modify rules and regulations applicable to (i) the Building; (ii) each demised space therein; (iii) the parking areas which are made available to the Building; (iv) the common area within the Building; and (v) all other areas which in any way affect the Building or its use or operation.. Tenant agrees to abide by, and comply with, all of the terms and provisions of the rules and regulations in effect from time to time as if such rules and regulations were specifically set forth in this Lease. Landlord agrees that all rules and regulations shall, to the extent practicable, apply uniformly to all building tenants.

8.2         Parking.      Landlord confirms that the successful operation of the Building is dependent upon sufficient accessible parking being available to customers, clients, patients, tenants in the Building, and their employees. Therefore, Landlord agrees that all tenants and their employees may park their vehicles in those portions of the parking lot constructed by Landlord. However, all tenants and their employees shall park their vehicles only in those portions of the parking lot constructed by Landlord designated by Landlord for tenant and employee parking. To enable this provision to be enforced, Tenant shall furnish Landlord, upon demand from time to time, with the state automobile license number assigned to the vehicles utilized by Tenant and its employees who work in the Premises. Tenant shall be responsible for compliance with this provision and shall require its employees to comply with it. Three (3) parking spaces in front of the building shall be allocated and designated for Embassy Bank's use only.   There is ample parking on the west side of the building for bank use .   Landlord may modify, amend, suspend, or otherwise change this Paragraph 8.2 by exercising from time to time its rights pursuant to Paragraph 8.1.

 
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9.                Trash Removal and Landlord's Services.

Except as specifically set forth in this Lease, Landlord shall not be obligated to supply or provide any services to Tenant or to the Premises. Landlord's system for the removal of trash from the Premises shall be for the removal of normal office trash such as papers and cups and shall not be for the removal of any items (hereinafter called Special Items) which, by law, require special handling or special disposal such as, by example only, radioactive material, explosive material, toxins or human parts. Tenant shall remove and dispose of all Special Items, as its sole cost and expense in accordance with all applicable laws, ordinances, rules and regulations.

10.              Compliance with Laws and Governmental Regulations.
 
10.1      Governmental Rules.      Tenant shall throughout the term of this Lease, at its sole expense, promptly comply with all laws, ordinances, rules, directives and regulations of all federal, state and municipal governments and appropriate departments, commissions, boards and offices thereof, and the orders and regulations of the National Board of Fire Underwriters, or any other body now or hereafter exercising similar functions, which may be applicable to the Premises, Tenant, or the use thereto by Tenant.

10.2       Permits.   Tenant at its sole cost and expense, shall obtain all permits and authorizations required for Tenant's activities in the Building. In the event any occupant of the Premises desires to provide services therein to customers, clients, patients or others which cannot be legally provided therein unless Building itself has certain licenses, certificates, and facilities, then such services shall not be provided unless the Building has all such required certificates, licenses, and facilities. Landlord is not required to obtain any such certificates, licenses or facilities other than the customary Certificates of Occupancy for the Building.

10.3       Safety.      Tenant shall conduct all of its activities in the Premises in a safe manner so as not to create any risks to the Building or any occupant or invitee of the Building. At Tenant's expense, Tenant shall cause the Premises to contain all necessary safety features for the activities conducted therein such as, by example only, lead shielded walls if Tenant uses X-ray equipment.

10.4       Insurance Reimbursement.      Without in any way relieving Tenant of any obligations imposed by Paragraph 10.1 above, Tenant shall promptly reimburse Landlord upon demand, if anything, done or not done in the Premises causes an increase in the cost to Landlord for any insurance carried by Landlord.

11.              Assignments and Subletting.

Tenant shall have the right to sublet the Premises on such terms and to such parties (subject to the use restrictions set forth in Paragraph 1 above and all other terms and conditions hereof) with the prior written consent of Landlord which shall not be unreasonably withheld. No sublease shall in any manner relieve or release Tenant from its obligations as Tenant under this lease. Tenant shall not under any circumstances have the right to mortgage, pledge or hypothecate this Lease. All subleases shall be in writing on a form approved by Landlord in writing in advance. No sublease shall be effective unless and until all requirements of Landlord have been satisfied.

12.               Mechanics Liens.

Tenant shall not cause or permit to be created, remain, and shall discharge any lien, encumbrance or charge which might be or become a lien or encumbrance upon the Building, the Premises or any part thereof or the income therefrom, including, without limitation, any mechanics, laborers or materialmans lien or charge.

13.               Subordination; Non-Disturbance.

This Lease shall be subject and subordinate at all times to the lien of any mortgages, security interests and other encumbrances now or hereafter placed upon the Building or any part thereof and to all renewals, modifications, amendments, consolidations, replacements and extensions thereof. Tenant shall promptly execute and deliver in recordable form any instruments which may be reasonably required by Landlord in confirmation of such subordination upon Landlord's request. Tenant shall attorn to and recognize the holder of any mortgage(s) or any purchaser at a foreclosure sale under any mortgage(s) or any transferee who acquires the Building by deed in lieu of foreclosure, and the successors and assigns of such purchasers, as Landlord for the unexpired balance (and any extensions, if exercised) of the term of this Lease upon the same terms and conditions set forth herein. In the event Landlord subjects the Building to any mortgage or other financing, Landlord shall use its best efforts to assure that this Lease shall be superior to the lien of any or all such mortgages or financing or any part thereof and to all renewals, modifications, amendments, consolidations, replacements and extensions thereof.

 
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Any and all Subordinatioiifs) signed by Embassy Bank in favor of any mortgagee of the Landlord will provide that the mortgagee(s) be subject to Tenant's non-disturbance rights, as set forth in paragraph 1.3 of this lease .

14.               Public Taking.

If the Building becomes the subject of condemnation, an eminent domain proceeding or a like court proceeding which materially affects the conduct of Tenant's business in the Premises, Landlord or Tenant may terminate this Lease upon written notice to the other party delivered within ninety (90) days of the date title vests in the condemner. All compensation or damages awarded or paid upon the total, partial or temporary taking of the Building shall be the property of Landlord; provided, however, that nothing herein contained shall be construed to preclude Tenant from prosecuting any claim directly against the condemning authority for business dislocation damages, moving expenses, removal expenses, and depreciation to, damage to or cost of the removal of, transportation of and reinstallation of the removable stock, goods, fixtures, furniture, machinery, equipment and other personal property of the Tenant or any other damages which are payable to tenants under the provision of the Eminent Domain Code of Pennsylvania and under any other applicable law, provided, in each instance, that any sums awarded to Tenant do not in any way diminish or otherwise adversely affect the amount of any award(s) which may be payable to Landlord. Tenant shall not be precluded from prosecuting any other claim directly against the condemning authority in such condemnation proceedings or otherwise for any damages allowed to Tenant by law if such claim shall not diminish or otherwise adversely affect Landlord's award. If the condemnation shall result in the taking of only a portion of the Building and shall not materially adversely affect the conduct of Tenant's business in the Premises, this Lease and Tenant's obligations hereunder, including, without limitation, the payment in full of all Base Rent and Additional Rent, shall continue in full force and effect.

15.               Indemnification.

Tenant shall indemnify and save harmless Landlord from and against any and all claims arising from the occupancy, conduct, operation or management of the Premises or from any work or thing whatsoever done or which was not done in or on the Premises, or arising from any breach or default on the part of the Tenant in the performance of any covenant or agreement on the part of Tenant to be performed pursuant to the terms of this Lease, or under the law, or arising from any act, neglect or negligence of Tenant, or any of its agents, contractors, servants, employees, or licensees, or arising from any accident, injury or damage whatsoever occurring during the term of this Lease, in or about the Premises, and from and against all costs, expenses and liabilities incurred in connection with any such claim or action or proceeding brought thereon (including without limitation the fees of attorneys, investigators and experts); and in case any action or proceeding be brought against Landlord by reason of any such claim, Tenant upon notice from Landlord covenants at Tenant's cost and expense to resist or defend such action or proceeding or to cause it to be resisted or defended by an insurer.

The indemnification of the Landlord will not a p ply to the Landlord's own negligence or willful acts .

16.              Default by Tenant; Termination and Entry; Distraint.

16.1       Default.      In the event Tenant shall at any time be in default in the payment of rent herein
reserved, or of any other sum required to be paid by Tenant under this Lease, or in the performance of or compliance with any of the terms, covenants, conditions or provisions of this Lease, or compliance with any rule or regulation promulgated by Landlord, or if Tenant shall file a petition for relief under the federal Bankruptcy Code or shall have filed against it a petition in bankruptcy or insolvency which is not discharged within forty-five (45) days of filing, or Tenant shall make an assignment for the benefit of creditors or shall file any proceedings for reorganization or an arrangement under any federal or state law, or if any proceedings for the appointment of a receiver shall be instituted by any creditor of Tenant under any state or federal law which is not discharged within forty-five (45) days of filing, or if Tenant is levied upon and is about to be sold out upon the Premises under execution or other legal process, or if the Premises shall be deserted abandoned or vacated, or if Tenant fails to continuously conduct its business activities in the Premises, the occurrence of any such event shall constitute an event of default and a breach under this Lease. 16.2 Termination and Entry. Upon the occurrence of any event of default or breach of this Lease, Tenant shall receive written notice thereof and shall have a period of five (5) days, in the case of a monetary default, or thirty (30) days, in the case of a nonmonetary default, within which to cure said default or, only in the case of a nonmonetary default, have thirty (30) days to notify Landlord that it is proceeding in good faith to cure said default or breach. In the event that Tenant has failed within said period to cure the default or breach, or provide the notice aforesaid, then in addition to any other rights or remedies Landlord may have under this Lease or at law or in equity, Landlord shall have the right to terminate this Lease and the term hereby created without any right on the part of Tenant to waive the forfeiture by payment of any sum due or by other performance of any condition, term or covenant broken. In such event Landlord shall have the right to re-enter or repossess the Premises, either by force, summary proceedings, surrender or otherwise, and dispossess and remove therefrom the Tenant, and any other occupants thereof, and their effects, without being liable for any prosecution therefore. Landlord may store such effects at Tenant's expense and/or dispose of all or any of them at any time(s) without being liable to Tenant in any manner. In such event Landlord may, at its option, relet the Premises or any part thereof for such term as Landlord desires and in such event Tenant shall be liable for and shall pay to Landlord, as and for liquidated and agreed current damages for Tenant's default, all rent then due and the rent for the unexpired balance of the lease term less the net proceeds of any reletting after deduction of all Landlord's expenses in connection with such reletting, including, without limitation all repossession costs, brokerage commissions, legal expenses, attorneys fees, and costs of alterations. Such reletting and liquidation damages shall not apply if the lessee pursuant to such reletting defaults. Notwithstanding the foregoing, upon default hereunder the balance of the rent unpaid for the remainder of the term of this Lease, together with all other charges, payments, costs and expenses herein agreed to be paid by Tenant, and all costs and reasonable attorneys fees of Landlord (whether internal or external) incurred and likely to be incurred in connection with any default or the collection of sums due from Tenant hereunder, shall become immediately due and payable without any notice or demand whatsoever by Landlord and may be collected by distraint or any other means. It is agreed that the Landlord will exercise reasonable efforts to mitigate its damages .

 
Page 8

 
 
Village Comer EMBASSY Lease 022503
 

16.3       U.C.C. Rights.       Upon default by Tenant, Landlord shall have and may exercise any of or all of the rights and remedies provided to a secured party under the Uniform Commercial Code then in force in Pennsylvania provided, however, that upon request of Tenant, Landlord shall execute a waiver of its lien as to leased or financed equipment or fixtures in favor of any bank, leasing company or other lender providing financing for Tenant.

16.4       Assignee's Rights.       The right by Landlord to exercise any and all rights upon a default may also be exercised by any assignee of this Lease or of Landlord's right, title and interest in this Lease in the name of the Landlord or in the name of such assignee. Landlord and Tenant acknowledge Landlord's right to assign its rights in this Lease and Tenant hereby consents to such assignment and upon written notice from Landlord and an assignee agrees to make any and all payments hereunder directly to said assignee.

16.5       Non-exclusivity.      No right or remedy herein conferred upon or reserved to Landlord is intended to be exclusive of any other right or remedy herein or by law provided but each shall be cumulative and in addition to every other right or remedy given herein or now or hereafter existing at law or in equity by statute.

16.6      Waiver. No waiver by Landlord of any breach by Tenant of any of Tenant's obligations, agreements or covenants herein shall be a waiver of any subsequent breach or of any obligation, agreement or covenant, nor shall any forbearance by Landlord to seek a remedy for any breach by Tenant be a waiver by Landlord of any rights and remedies with respect to such breach or default or with respect to any other breach or default.

16.7       Cure by Landlord.      If Tenant shall be in default hereunder, Landlord may, but shall not be
obligated to, in addition to any other rights which Landlord may have, cure such default on behalf of Tenant. In such event Tenant shall reimburse Landlord upon demand for any sums paid or costs incurred by Landlord in curing such default, including an administration fee of fifteen percent (15%) per annum of all sums advanced by Landlord as aforesaid, which sums, costs and fee shall be deemed Additional Rent payable hereunder.

17.              Notices.

Notices required or provided for in the Lease Agreement shall be given in writing by personal hand delivery or United States certified mail, postage prepaid, addressed as follows:

To Landlord at:
Vincent A. Palumbo, Manager
Village Corner, LLC
1612 W. Allen Street 2nd floor
Allentown, PA, 18102

 
With a Simultaneous
Copy to:
Charles E. Shoemaker, Jr., Esquire
727-729 North 19th Street
Allentown, PA,   18104

To Tenant at:
Embassy Bank
P.O. Box 20405
Lenigh   Valley, PA, 18002-0405
Attn. David M. Lobach Jr.

 
Page 9

 

Village Coiner EMBASSY Lease 022503
 
With a Simultaneous
Copy to:
Attorney Fred Jacobs
214 Bushkill Street
Easton , PA, 18042-1886
 
or to such other address or persons as the parties may designate by notice in accordance with this paragraph. Payments of rent hereunder shall be made to Landlord at the address from time to time designated as aforesaid for the giving of notice.

18.               Effect of Agreement.

18.1       Construction.      This Lease shall constitute the entire agreement of the parties and supersedes all prior or contemporaneous agreements and understandings, and there are no other terms and conditions other than those set forth herein. No covenant or condition not expressed in this Lease shall be effective to interpret, change, or restrict this Lease. No change, termination or attempted waiver of any of the provisions of this Lease shall be binding on the parties unless in writing. The rights, obligations, duties and agreements of the parties hereto shall inure to and be binding on their respective heirs, administrators, executors, personal representatives, successors and assigns, except as otherwise herein provided.

Nothing herein expressed or implied is intended or shall be construed to confer upon or to give to any person or entity, other than the parties hereto, their respective heirs, administrators, executors, personal representatives, successors and assigns and their respective partners or shareholders, or any of them, any rights or remedies under or by reason of this Lease.

18.2      Invalid Provisions.       If any term, condition, clause or provision of this Lease is determined to be invalid or unenforceable, then all other terms, conditions, clauses or provisions herein set forth shall nevertheless be valid and continue in full force and effect.

18.3      Applicable Law, Jurisdiction and Venue. This Lease and the interpretation and construction thereof shall be governed by the laws of the Commonwealth of Pennsylvania. This Lease may not be recorded without the consent of Landlord and Tenant, and any such recordation without written consent shall be of no effect and, if recorded by Tenant, shall, at the option of Landlord, be an event of default hereunder by Tenant.

The parties hereto agree that the sole and exclusive jurisdiction and venue for and with regard to the resolution of any and all disputes between the parties hereto shall be vested in the Court of Common Pleas of Lehigh County, Pennsylvania.

18.4       Headings.       The headings and captions in this Lease shall be given no effect and are only for convenience.

18.5      Pledge of Lease.      Tenant shall not pledge its interest in this Lease or grant any security interest in its interest in this Lease or otherwise hypothecate this Lease. The immediately preceding sentence shall apply in all events including, without limitation, in the event of any financing obtained by Tenant involving the Premises or in the event of any loan whatsoever.

IN WITNESS THEREOF , the parties hereto have executed this Lease Agreement under seal the day andyear first above written, intending to be legally bound thereby.


ATTEST:
 
LANDLORD:
 
         
/s/ Mary Shelley   /s/ Vincent A. Palumbo  
   
Village Corner, LLC
 
   
By:
Vincent A. Palumbo, Manager
 
         
         
WITNESS:
 
TENANT:
   
         
/s/ Elmer Gates   /s/ David M. Lobach Jr.  
   
Embassy Bank
 
   
By:
David M. Lobach Jr.  

 
Page 10

 
 
ADDENDUM
TO
LEASE AGREEMENT
 
The following shall be added and/or amended and made part of the Lease Agreement entered into between the undersigned parties on     March 21,    2003, 2003.

Section 1.1      Leased Premises      The following is to be added as the second paragraph - "The building and the leased premises shall be constructed in a good and workmanlike manner and in conformity with the building plans and specifications which are attached as Exhibit "C." The Landlord will correct or cause to be corrected any defects in materials or workmanship provided a list of all such defects is given to Landlord within ninety (90) days of Tenant's occupancy."

Section 1.2      Use of Premises      The following sentence shall be added at the end of Section 1.2 - "No suites or space In the Village Corner complex will be leased to or used by any Tenant for the conduct of a check cashing or pay day loan business, pawn shop, massage parlor, retailer of 'sexual aids' or similar type businesses."

Section 1.4      Landlord's Right of Entry      The first sentence is amended to read "Landlord and its agents and employees shall have the right to enter the Premises at all reasonable times, and upon twenty-four (24) hours prior notice to Tenant, In order to examine it, to show it to prospective purchasers, mortgagees or tenants, to make repairs, alterations, Improvements or additions as Landlord may deem necessary or desirable and for any other purpose whatsoever. However no 'for sale' or 'for rent' signs shall be placed inside or on the Premises."

Section 2.1      Initial Term      The first and second sentences are replaced by the following: The term of this Lease for the Premises shall be a period of five (5) years (hereinafter the "Initial Term") beginning on the date (herein sometimes called the "Commencement Date") of substantial completion of the Premises or upon physical occupancy of the Tenant whichever occurs first Substantial completion shall be deemed to have occurred thirty (30) days after the Premises may be occupied for the uses herein provided as evidenced by a Certificate of Occupancy issued by the applicable municipal authority.

Section 3.1      Base Rent      The last sentence of the first paragraph shall be amended to read "Beginning with the twenty-fifth (25th) month following the Commencement Date and annually thereafter, as of the anniversary of the Commencement Date, the Base Rent shall be adjusted to Fair Market Value as provided in Paragraph 3.3."
 
Page 1 of 3

 
Section 3.5     Changes in Operating Expenses. Insert the following statement between the first and second paragraph of this section "Tenant will be given the opportunity to review, obtain reasonable verification of and consult with the Landlord for thirty (30) days after each September 30 concerning adjustments in Tenant's percentage share of the increased operating expenses before the adjustments have to be paid over the next nine months."

Section 3.9     Security Deposit.      This section is amended to read: " In lieu of a Security Deposit, Tenant shall pay the first month's rent upon the signing of this lease as a good faith deposit for the full and faithful performance by Tenant of the terms and conditions of this Lease. " The remainder of this section is stricken.

Section 4.1       Casualty Loss.     The wording 'effective as of the date of determination' is changed to read ' effective as of the date of destruction'

Section 6.4      Improvements.     This   Section  shall  be   replaced  in  its  entirety  by  the following: "Tenant shall have the right, at Tenant's expense, to make and install such improvements, additions, fixtures, equipment, and installations in the Premises as Tenant shall desire, subject to Landlord's prior written consent, which consent shall not be unreasonably withheld. Tenant shall comply with all laws, rules, ordinances and directives applicable to all work performed by Tenant or on Tenant's behalf. Tenant shall obtain all required permits and approvals with respect to all such work, Tenant shall not commence any such work unless and until Tenant has complied with all of Landlord's requirements with respect thereto, including, without limitation, requirements for insurance, mechanics lien waivers, approval of contractors and subcontractors and approval of plans and specifications. All improvements, additions, fixtures, and installations (including the proposed canopy), other than movable equipment, including without limitation, items which are an integral part of the Building or a building system (such as fixtures, plumbing, and telephone, electrical and other utility lines) shall be the property of the Landlord on termination of the Lease and may not be removed by Tenant." However, it is understood that the vault, ATM machines, night depositories, drive-thru equipment and other bank equipment placed in this location may be removed at Tenant's expense or, in the alternative, may remain on the premises at the termination of the lease providing that it will be the responsibility and the expense of Tenant to restore the vacated area to Landlord's satisfaction.

Section 10.2    Approvals        Insert as 10.2.1 'Tenant's obligations under this Lease are conditioned upon the approval of the Lease and the location of the premises by the Pennsylvania Department of Banking and the FDIC for which Tenant shall diligently apply following the signing hereof.   In the event such approvals cannot be obtained, this Lease shall be void and all deposits and rentals previously paid by Tenant shall be refunded without offset."

 
Page 2 of 3

 
 
Section 16.1       Insolvency      Insert as 16.1.1 "Not withstanding any other provisions contained in this Lease, in the event (a) Tenant or its successors or assignees shall become insolvent or bankrupt, or their interests under the Lease shall be levied upon or sold under execution or other legal process, or (b) the depository institution then operating on the Premises is closed, or is taken over by any depository institution supervisory authority (hereinafter referred to as the "Authority"), Landlord may in either such event, terminate this Lease only with the concurrence of any Receiver or Liquidator appointed by such Authority; provided, that in the event this Lease is terminated by the Receiver or Liquidator, the maximum claim of Landlord for rent, damages or indemnity for injury resulting from the termination, rejection, or abandonment of the unexpired Lease shall by law in no event exceed all accrued and unpaid rent to the date of termination."


All other terms and conditions of the Lease Agreement shall remain in full force and effect.

IN WITNESS THEREOF, the parties hereto have executed this Addendum to Lease Agreement under seal the day and year set forth below, intending to be legally bound thereby.


ATTEST:
 
LANDLORD:
   
Village Corner, LLC
         
         
/s/ Mary Shelley
 
By:
/S/ Vincent A. Palumbo
   
Vincent A. Palumbo, Managing Partner
   
Village Corner, LLC
         
   
Date:
 3-18
, 2003
         
WITTNESS/ATTEST:
 
TENANT;
   
EMBASSY BANK
         
 
 
BY:
/s/ David M. Lobach Jr.
         
   
TITLE:
CEO
         
   
Date:
3/21
, 2003
 
 
  Page 3 of 3


Exhibit 10.7
 
LEASE AGREEMENT
 
THIS LEASE AGREEMENT (the "Lease"), made, entered into, and effective on March 17, 2006, by and between FRANK BANKO ("Landlord") and EMBASSY BANK FOR THE LEHIGH VALLEY ("Tenant").
 
WITNESSETH:
 
For and in consideration of the mutual covenants and agreements contained herein, the parties agree as follows:
 
ARTICLE I
DEFINITIONS
 
1.1
BASIC DATA SUMMARY
 
The following is a summary of some of the basic data set forth elsewhere in this Lease. This summary is intended to serve as a compilation of data for reference purposes only and in the event of any conflict between the terms of this summary and the remaining provisions of this Lease, the remaining provisions of this Lease shall control; notwithstanding the foregoing, capitalized terms used herein and not otherwise defined shall have the meanings set forth in this Section.
 
Leased Premises :
The first floor of the building at the corner of 9 th Avenue and West Broad Street, commonly known as 925 West Broad Street, Bethlehem, Pennsylvania, such first floor consisting as of the date of this Lease, of approximately 2,588 square feet of space. The leased premises shall also include, when constructed, a "drive through" consisting of an additional 330 square feet (the "Premises").

Landlord:
Frank Banko

Landlord's Address:
950 N. West End Boulevard Quakertown, PA 18951

Tenant:
Embassy Bank For the Lehigh Valley

Tenant's Address:
100 Gateway Drive, Suite 100 Bethlehem, PA 18017

Tenant's Trade Name:
Embassy Bank

Use of the Premises:
Banking offices including drive through

Term of Lease:
Five (5) years, subject to renewal options as set forth below

Commencement Date:
The date the Premises are delivered to Tenant for occupancy estimated to be March 31, 2006

 
1

 

Minimum Rental:
$45,000.00 per annum for the initial five-year term and the first five-year renewal term, payable in monthly installments of $3,750.00 per month ($15.42 per square foot per year), with increases thereafter during the remaining renewal terms as set forth in Article IV below.

Leasehold Improvements:
None to be paid or reimbursed by Landlord.   All leasehold improvements, including the cost of construction of the drive through, shall be the responsibility of and at the cost of Tenant

Security Deposit:
None.

Tenant Expenses:
Tenant shall pay one-half of all real estate taxes, water, sewer, garbage collection, snow removal and landscaping costs relating to the building. Tenant shall pay for all electric service to the Premises, which shall be separately metered. Tenant shall also maintain liability insurance for an amount not less than $3,000,000.00, naming Landlord as an additional insured and shall be responsible for all interior maintenance of the Premises, including replacing any broken windows.

Renewal Options:
Tenant shall have four renewal options of five (5) years each and a final renewal option of four (4) years, eleven months. Such renewal options must be exercised in writing at least one hundred eighty (180) days prior to the end of the preceding term.
 
 
1.2
LEASE   YEAR
 
The first year of this Lease Agreement shall commence on the Commencement Date. Each successive lease year shall commence on the same date of each year thereafter during the term of the lease and any renewal terms.

 
ARTICLE   II
DEMISE   OF   PREMISES   AND   IMPROVEMENTS
 
Landlord hereby leases and demises to Tenant and Tenant hereby leases and takes from landlord the Premises upon the terms, conditions, covenants and provisions set forth herein. Landlord and Tenant hereby acknowledge and agree mat the rentable square footage of the Premises as of the date of this Lease is 2,588 square feet, not including the 330 square foot drive through to be constructed.
 
 
2

 
 
2.1
CONDITION OF PREMISES
 
Tenant hereby accepts the Premises in its "AS IS" condition. Tenant acknowledges that, except for the environmental representation set forth in paragraph 11.7 below, Landlord has made no representations or warranties whatsoever regarding the condition of the Premises or its suitability for use by Tenant.
 
 
ARTICLE III
TERM - OBLIGATION TO PAY RENT - TERMINATION
 
3.1
TERM
 
This Lease Agreement shall be binding upon the parties from the date hereof, it being understood and agreed that the term of this Lease shall commence on the first day of the first lease year and shall continue, unless sooner terminated as provided herein, for a period of five (5) lease years thereafter.
 
Tenant shall have four (4) renewal options of five (5) years each and a fifth and final renewal option of four (4) years, eleven (11) months. Such renewal options must be exercised in writing by Tenant at least one hundred eighty (180) days prior to the end of the preceding term.
 
3.2
TENANT'S OBLIGATION TO PAY RENT
 
Tenant's obligation to pay rent and all other charges set forth in Article IV hereof shall commence on the "Commencement Date". In the event any of the conditions set forth in Paragraph 13.1 below are not satisfied, and Tenant gives Landlord written notice of termination within the 120-day period, Tenant's obligation to pay rent and other charges shall cease, but Landlord shall be entitled to retain all rent and other charges paid by Tenant to Landlord to that date.
 
3.3
ESTOPPEL AGREEMENTS
 
Tenant agrees that from time to time at reasonable intervals (but not more than three (3) times in any one (1) lease Year), within fifteen (15) days after written request by Landlord, Tenant will execute, acknowledge and deliver to Landlord, or to such other party as may be designated by Landlord in its reasonable discretion, a certificate stating that to the best of Tenant's knowledge (i) this Lease is in full force and effect and has not been modified, supplemented or amended in any way, except as indicated in such certificate; (ii) all conditions and agreements under this Lease to be performed by Landlord have been satisfied or performed, except as set forth in said certificate; (iii) there are no existing defenses or offsets, except as indicated in said certificate; (iv) Tenant has not paid any rental in advance, except as indicated in said certificate; (v) Tenant is not in default in the payment of rent or any of the other obligations required of Tenant under this Lease; (v) Tenant has paid minimum rentals as of the date set forth in the certificate; and (vii) other reasonable matters as may be requested by Landlord or its designee. Landlord agrees that from time to time at reasonable intervals (but not more than three (3) times in any one (1) lease year), within fifteen (15) days after written request by Tenant, Landlord will execute, acknowledge and deliver to Tenant, or to such other party as may be designated by Tenant in its reasonable discretion, a certificate stating that to the best of Landlord's knowledge (1) this Lease is in full force and effect and has not been modified, supplemented or amended in any way, except as indicated in such certificate; (b) all conditions and agreements under this Lease to be performed by Landlord have been satisfied or performed, except as set forth certificate; (c) there are no existing defenses or offsets, except as indicated in said certificate; (d) Tenant has not paid any rental in advance, except as indicated in said certificate; (e)Tenant is not in default in the payment of rent or any of the other obligations required of Tenant under this Lease; (f) Tenant has paid minimum rentals as of the date set forth in the certificate; and (g) other reasonable matters as may be requested by Tenant or its designee.
 
 
3

 
 
ARTICLE IV
TENANT PAYMENTS
 
4.1
MINIMUM RENT
 
Tenant covenants and agrees to pay Landlord as Minimum Rent for the Premises, without demand, deduction, abatement, or setoff, except as specifically provided herein, the minimum rental as set forth in Article I above. The minimum rent shall increase to $15.75 per square foot per year in the eleventh lease year, to $16.25 per square foot in the sixteenth lease year, to $16.75 per square foot in the twenty-first lease year and to $17.25 per square foot in the twenty sixth lease year.
 
Minimum Rent shall be payable in advance on the first day of each full calendar month for which rental is due hereunder. Tenant shall be allowed a ten-day grace period for the payment of rent after the first day of each month before Tenant shall be in default for non-payment.
 
Any Minimum Rent due for a portion of a month at the beginning or end of the lease shall be pro-rated based on the number of days in such month.
 
4.2
TAXES
 
Tenant agrees to pay one-half of all ad valorem real property taxes and assessments of every kind and nature assessed against the land and building which contains the Premises within ten (10) days of receipt of an invoice therefor from Landlord, which invoice shall be accompanied by documentation of Landlord's payment of the ad valorem property taxes and/or other assessments with respect to the Premises for which Landlord seeks reimbursement
 
4.3
FIRE AND CASUALTY INSURANCE ON TENANT IMPROVEMENTS
 
Tenant will maintain such fire and casualty insurance coverages on its improvements made to the Premises as is reasonable for commercial properties of the size, character and nature of the Premises in an amount equal to the full replacement cost of such improvements naming Landlord and Tenant as insureds as their interests may appear. Tenant shall provide evidence of such insurance to Landlord at the commencement of the lease term and on an annual basis thereafter. Landlord shall maintain fire and casualty insurance on the building of which the Premises are a part, in an amount equal to the full replacement cost thereof and as is reasonable for commercial properties of the size, nature and character of the building.

 
4

 
 
4.4
UTILITIES
 
Tenant shall immediately reimburse Landlord upon presentation of invoices therefore for one-half of all charges for any and all services to the Premises during the term of the lease for water, sewer, garbage collection, ice and snow removal and exterior landscape services. Tenant shall pay for its own use of all electricity, which shall be separately metered.
 
4.5
LATE PAYMENTS
 
In the event Tenant shall fail to pay rent or other charges within ten (10) days after the date when due, then such sums shall bear interest at the highest contract rate permitted under the laws of the Commonwealth of Pennsylvania in any event not to exceed twelve (12%) percent per annum, calculated from the date due. Such interest shall be considered additional rent under the provisions hereof, the non-payment of which shall be considered a default on the part of Tenant and shall entitle Landlord to exercise all of its rights and privileges hereunder.
 
 
ARTICLE V
TENANT'S USE OF PREMISES AND REGULATIONS RELATED THERETO
 
5.1
USE CLAUSE - REGULATIONS
 
Tenant shall not use the Premises or any part thereof for any purposes other than banking offices including a drive through, notwithstanding any of the foregoing to the contrary, Landlord shall not unreasonably withhold or delay its consent to any request by Tenant to use the Premises for any other purpose, provided that, such purpose shall not be considered to be a noxious or offensive use and shall be in compliance with applicable zoning and other laws. In addition to the foregoing, Tenant shall:
 
 
(a)
Keep the interior and exterior of the Premises and all glass, doors and windows of the Premises clean.
 
 
(b)
Replace promptly at Tenant's expense, with glass of a like kind and quality, any plate glass or window glass of the Premises, which may become cracked or broken.
 
 
(c)
Maintain the Premises at Tenant's expense in a clean, orderly and sanitary condition free of offensive odors from garbage, spoilage or the like, insects, rodents, vermin and other pests.

 
5

 
 
 
(d)
Keep rubbish, garbage, trash and other refuse in proper containers in the interior of the Premises. Tenant shall place its refuse for collection in a space designated by Landlord.
 
 
(e)
Comply with all laws, ordinances and rules and regulations of the United States, Commonwealth of Pennsylvania, and County of Northampton or any agencies thereof to the extent the same relate to Tenant's use of the Premises, and further to comply with all recommendations of any public or private agency having authority over insurance rates with respect to Tenant's use of the Premises.
 
 
5.2
ALTERATIONS TO PREMISES BY TENANT
 
Tenant shall not alter the exterior of the Premises and/or signs, and shall not make any structural alterations, renovations or additions to the Premises or any part thereof without first obtaining Landlord's written approval of such alterations, which approval shall not be unreasonably withheld or delayed.
 
5.3
SIGNS AND DISPLAYS
 
Tenant shall have the right, at Tenant's expense, to install signs at the Premises, provided the design and location must (i) be approved by Landlord, in its discretion (not to be unreasonably withheld or delayed), and (ii) comply with all applicable local governmental regulations. Tenant shall have the right to have its name displayed on any existing exterior signs identifying tenants in the building.
 
5.4
LIENS AND OTHER
 
Any work performed by Tenant on the Premises shall be performed in good and workmanlike manner. Prior to the commencement of any such work by any contractor, subcontractor, laborer or materialman, Tenant shall furnish Landlord with copies of Stipulations vs. Liens signed by all such persons and provide evidence that the same have been duly recorded at the Northampton County Prothonotary's Office.
 
Should mechanics', materialmen's or other liens or claims thereof be filed against the Premises by reason of Tenant's acts or omissions or because of a claim against Tenant, Tenant shall use best efforts to cause the lien to be canceled and discharged of record by bond or otherwise within thirty (30) days after receipt of notice from Landlord. Should Tenant fail to cause such lien to be discharged or bonded within such time period, Tenant shall be in default hereunder, and Landlord may exercise any or all remedies available to Landlord pursuant to this Lease, or in lieu thereof, Landlord may at its option, within the sixty (60) days next following Tenant's failure and upon prior written notice to Tenant, discharge the same by paying the amount claimed to be due, and Tenant shall pay as additional rent on demand the amount so paid and all reasonable costs and expenses incurred by Landlord including reasonable attorney's fees in processing such discharge.

 
6

 
 
Tenant shall secure at its expense any and all building permits and other governmental approvals necessary in connection with any of Tenant's improvements or alterations to the Premises.
 
5.5
INSPECTIONS BY LANDLORD
 
Tenant shall permit Landlord, its agents and employees to enter all parts of the Premises during business hours for the purpose of inspecting the same and enforcing and carrying out any provision hereof; provided, however, all inspections by Landlord other than in the case of an emergency, shall only be made after not less than twenty-four (24) hours written notice to Tenant and shall not unreasonably interfere with Tenant's operations at the Premises.
 
 
ARTICLE VI
REPAIRS AND MAINTENANCE
 
6.1
MAINTENANCE AND REPAIRS
 
All repairs to all electric, plumbing, and other mechanical systems including the heating, ventilating and air conditioning units and systems serving the Premises (such units and systems, the "HVAC"), shall be made by Landlord. Tenant shall maintain and repair as necessary the interior of the Premises, including interior plumbing and electric fixtures and light bulb replacement. Landlord shall keep the parking lot, steps and walkways of the building free from ice and snow and shall maintain the exterior landscaping. Tenant shall not overload the floor slab, electric wiring, or utilities serving the Premises or located within the Premises and shall install at Tenant's sole expense, after first obtaining Landlord's written approval, which shall not be unreasonably withheld or delayed, any additional electric wiring which may be required by applicable law in connection with Tenant's apparatus, equipment, or fixtures. Landlord shall be responsible for the maintenance of the roof, exterior walls and parking lot.
 
6.2
SURRENDER OF PREMISES IN PROPER REPAIR
 
Tenant shall surrender the Premises at the expiration of the term hereof or at such other time as Tenant may be required to vacate the Premises pursuant to the provisions hereof, broom clean, reasonable wear and tear and damage by fire or other casualty covered by the insurance provisions of this Lease, excepted, provided that Tenant shall not be required to surrender the installations, equipment and mechanical systems on or serving the Premises, including, without limitation, the HVAC, the roof, roof membrane, and roof covering in any particular repair or condition beyond the repair or condition of the same as of the date of this Lease. At the expiration or earlier termination of this Lease, Tenant shall not remove any structural alterations or structural improvements made to the Premises by Tenant, provided that Tenant shall have the right to remove, at its election all of its trade fixtures, movable equipment and furniture, ATM machines, security systems, signs, bank vaults and safety deposit boxes and Tenant shall be obligated to remove all of the same if requested to do so by Landlord. Tenant agrees to repair all damage to the Premises as a result of the removal of any of the foregoing items. Any such items that remain on the Premises after the expiration of the Lease shall be deemed to have been abandoned and shall become the property of Landlord.

 
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ARTICLE VII
COMMON AREAS
 
7.1           Tenant, its customers and employees shall have the right to use, at no additional cost to Tenant, the 587 square feet common entrance area serving both floors of the building. Tenant shall have the right, at its expense, to improve the appearance of this area.
 
 
ARTICLE VIII
INSURANCE - INDEMNITY
 
8.1
TENANT LIABILITY INSURANCE
 
Tenant shall keep in force at Tenant's expense as long as this Lease remains in effect and during such other time as Tenant occupies the Premises or any part thereof, commercial general liability insurance for Tenant, Landlord and Landlord's mortgagee, if applicable, as their interests may appear covering the Premises, with companies qualified to do business in the Commonwealth of Pennsylvania in good standing therein and otherwise satisfactory to Landlord, in its reasonable discretion, with limits of (i) One Million and No/100 Dollars ($1,000,000.00), with respect to each occurrence, (ii) One Million and No/100 Dollars ($1,000,000.00) with respect to personal injury or death of a single person, and (iii) Three Million and No/100 Dollars ($3,000,000.00) general aggregate.  All insurance maintained by Tenant shall (a) be in form reasonably acceptable to Landlord, (b) name Landlord and Landlord's mortgagee, as an additional insured, and (c) contain an endorsement providing that such insurance may not be terminated or cancelled for any reason until after thirty (30) days written notice to Landlord, and, if requested by Landlord, to Landlord's mortgagee. All such insurance shall also contain a provision that no act or omission of Tenant will affect or limit the obligation of the insurer to pay on behalf of Landlord the amount of the loss sustained by, or claim made against, Landlord. Tenant shall in addition keep in force workers' compensation or similar insurance to the extent required by law. Tenant shall deposit the policy or policies of such insurance or a certificate of certificates thereof with Landlord no less than ten (10) days prior to the commencement of the term hereof. Should Tenant fail to carry or keep in force such insurance, Landlord may, upon prior written notice to Tenant, cause such insurance to be issued and in such event Tenant agrees to pay as additional rental hereunder any reasonable premium for such insurance promptly upon Landlord's written demand therefor.

 
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8.2
TENANT INDEMNITY
 
Tenant covenants, at its expense, at all times during the term hereof to defend and save Landlord, its agents, employees and contractors, harmless and indemnified from all injury, cost, liability, loss, claims, actions, expenses or damages (including, without limitation, attorney's fees) to any person or property, arising from, related to, or in any way connected with the use or occupancy of the Premises or the conduct or operation of Tenant's business, unless such injury, loss, claims, or damage are attributable to the gross negligence or intentional misconduct of Landlord, its agents or employees. Landlord and its agents and employees shall not be liable for, and Tenant waives all claims for, loss or damage to Tenant's business or damage to person or property sustained by Tenant or any other party claiming through Tenant resulting from any accident or occurrence (unless caused by or resulting from the gross negligence or intentional misconduct of Landlord) in or upon the Premises. All personal property belonging to Tenant or any other person in the Premises shall be there at the sole risk of Tenant or such other person, and neither Landlord, its agents nor employees shall be liable for any damage to, theft of misappropriation of such property, unless said employees of Landlord engage in willful misconduct or gross negligence.
 
8.3
DELETED
 
8.4
DAMAGE OR DESTRUCTION
 
In the event the Premises shall be damaged due to fire, the elements, unavoidable accident or other casualty, Landlord shall provide Tenant with an estimate of the time period required to repair or restore the Premises and shall then cause the damage to the Premises (not including Tenant's betterments or improvements) to be repaired or restored with due diligence to substantially the same condition as existed immediately prior to such damage, and this Lease shall continue in full force and effect, subject to any abatement rights of Tenant provided herein; provided, however, that Landlord shall not be required to expend in such repair more than the proceeds of insurance recovered or recoverable with respect to such damage (i.e., the full replacement cost of the Premises). Tenant shall upon written notice from Landlord promptly restore, replace or repair Tenant's betterments and improvements to the Premises and other property items required to be insured by Tenant pursuant to Section 4.3 hereof.
 
If the cost of restoring the Premises (not including Tenant's betterments or improvements) to their condition prior to damage shall exceed the amount recoverable in any insurance policies carried by Landlord, or if the Premises are damaged by any casualty not insured against, Landlord, in the event Tenant elects (in writing) not to make such repairs, shall have the right to terminate this Lease by giving Tenant written notice of its election to do so within thirty (30) days after the date on which the damage occurs, whereupon this Lease shall terminate as of the date on which the damage occurred and all rent payable hereunder shall be equitably adjusted as of said date. In the event Landlord fails to give such notice, this Lease shall continue, and Landlord shall cause the Premises (not including Tenant's betterments and improvements) to be repaired and restored with due diligence to substantially the same condition as existed immediately prior to such damage, and Tenant shall promptly restore, replace or repair Tenant's betterments and improvements to the Premises and other property items required to be insured by Tenant pursuant to Section 4.3 hereof.

 
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If Tenant is unable to reasonably occupy the premises following a casualty, as long as the damage to the premises was not caused by the Tenant's gross negligence or willful misconduct, the Tenant's obligation to pay rent under this Lease shall abate during the period Tenant is unable to conduct its business on the Premises.
 
 
ARTICLE IX
TRANSFER OF TENANT'S INTEREST
 
9.1
ASSIGNMENT AND SUBLETTING
 
Tenant shall not sublet the Premises in whole or in part or sell, assign, lien, encumber, or in any manner transfer this Lease or assign or delegate the management or permit the use of the Premises or any part thereof by anyone other than Tenant without the prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed, provided the Tenant is not in default under the terms of this Lease Agreement. Landlord and Tenant acknowledge and agree that the foregoing provisions have been freely negotiated by the parties hereto and that Landlord would not have entered into this Lease without Tenant's consent to the terms of this Section 9.1. No assignment, transfer, mortgage, sublease or other encumbrance by Tenant and no indulgence granted by Landlord to any assignee or subtenant, shall in any way impair the continuing primary liability (which after an assignment shall be joint and several with the assignee) of Tenant hereunder, and no approval in a particular instance shall be deemed to be a waiver of the obligation to obtain Landlord's approval in any other case.
 
 
ARTICLE X
DEFAULT BY TENANT AND REMEDIES OF LANDLORD
 
10.1
REMEDIES CUMULATIVE - EFFECT OF WAIVER
 
The following occurrences are "Events of Default":
 
 
(a)
Tenant defaults in the due and punctual payment of rent, and the default continues for ten (10) days after mailing of written notice of the default; provided however. Tenant shall be entitled to only three (3) notices per calendar year and thereafter Tenant shall be in default for failure to pay rent without the necessity of written notice from Landlord; without the necessity of written notice from Landlord;

 
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(b)
Tenant vacates or abandons the Premises, provided that Tenant is not obligated to continuously operate its business at the Premises so long as Tenant continues to pay any and all rent due and payable hereunder.
 
 
(c)
This Lease of the Premises or any part of the Premises are taken upon execution or by other process of law directed against Tenant, or are taken upon or subjected to any attachment by any creditor of Tenant or claimant against Tenant, and the attachment is not discharged within sixty (60) days after its levy;
 
 
(d)
Tenant files a petition in bankruptcy or insolvency or for reorganization or arrangement under the bankruptcy laws of the United States or under any insolvency act of any state, or is dissolved, or makes an assignment for the benefit of creditors;
 
 
(e)
Involuntary proceedings under any bankruptcy laws or insolvency act or for the dissolution of Tenant are instituted against Tenant, or a receiver or trustee is appointed for all or substantially all of Tenant's property, and the proceeding is not dismissed or the receivership or trusteeship is not vacated within sixty (60) days after the institution or appointment;
 
 
(f)
Tenant fails to take possession of the Premises on the Commencement Date of the term; and
 
 
(g)
Tenant breaches any of the other agreements, terms, covenants, or conditions that this Lease requires Tenant to perform, and the breach continues for a period of thirty (30) days after written notice by Landlord to Tenant, or such further period of time in the event it is not feasible for Tenant to cure such failure within such thirty-day period, provided that, Tenant shall have begun to perform such covenant within such period and to diligently pursue the completion of the same within a reasonable time thereafter.
 
If any one or more events of default set forth in this paragraph occurs, then Landlord may, at its election, either:
 
(a)           Terminate this Lease by written notice to Tenant, whereupon Tenant's right to possession of the Premises will cease and the Lease will be terminated. In such case, Tenant shall be liable to Landlord for damages in an amount equal to the rent and other sums that would have been owing by Tenant under this Lease for the balance of the term if this Lease had not been terminated, all of which sums shall immediately be due and payable by Tenant. In addition, if this Lease is terminated, Landlord will be entitled to recover from Tenant: (i) all of the unpaid rent and other unpaid sums to the date of termination; and (ii) any other reasonable amount necessary to compensate Landlord for any expenses and costs proximately caused by Tenant's failure to perform its obligations under this Lease or that in the ordinary course would be likely to result from that failure. Provided, however, that Landlord agrees to take commercially reasonable steps to mitigate its damages by reletting the premises and in the event Landlord is successful in doing so, Tenant shall have a right of offset for such amounts as may be received by Landlord upon such reletting.
 
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(b)           (1)           Re-enter and take possession of the Premises, without terminating the Lease, relet the Premises or any part of the Premises, either alone or in conjunction with other portions of the building of which the Premises are a part, in Landlord's or Tenant's name but for the account of Tenant, for such term or terms (which may be greater or less than the period that would otherwise have constituted the balance of the term of this Lease) and on such terms and conditions (which may include concessions of free rent, and the alteration and repair of the Premises) as Landlord, in its reasonable discretion, may determine. Landlord may collect and receive the rents for the Premises. Landlord will not be responsible or liable for any failure to re-let the Premises, or any part of the Premises, or for any failure to collect any rent due upon reletting, provided that Landlord shall be obligated to take commercially reasonable steps to mitigate its damages by reletting the Premises. No re-entry or taking possession of the Premises by Landlord will be construed as an election on Landlord's part to terminate this Lease unless a written notice of such intention is given to Tenant. No notice from Landlord under this Lease or under a forcible entry and detainer statute or similar law will constitute an election by Landlord to terminate this Lease unless the notice specifically says so. Landlord reserves the right following any re-entry or reletting, or both, to exercise its right to terminate this Lease by giving Tenant written notice, and, in that event, the Lease will terminate as specified in the notice.
 
(2)           If Landlord elects to take possession of the Premises according to this paragraph (b) without terminating the Lease, Tenant will pay Landlord the rent and other sums that would have been payable under this Lease if such repossession had not occurred, less the net proceeds, if any, of any reletting of the Premises after deducting all of Landlord's reasonable expenses incurred in connection with such reletting, including without limitation, all reasonable repossession costs, brokerage commissions, legal expenses, attorneys' fees, expenses of employees, alteration, remodeling, repair costs, and expenses of preparation for reletting. Tenant will pay such amounts to Landlord monthly on the days on which the rent and all other amounts owing under this Lease would have been payable if possession had not been retaken, and Landlord will be entitled to receive the rent and other amounts from Tenant on those days.
 
(c)           Suit or suits for the recovery of the rents and other amounts and damages set forth in this paragraph may be brought by Landlord, from time to time, at Landlord's election, and nothing in this Lease will be deemed to require Landlord to await the date on which the term of this Lease expires. Each right and remedy in this Lease will be cumulative and will be in addition to every other right or remedy in this Lease or existing at law or in equity or by statute or otherwise, including without limitation, suits for injunctive relief and specific performance.

 
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10.2
NO LANDLORD LIEN
 
Landlord hereby waives any and all rights to any Landlord's lien provided by law or to seize or distrain against the property of Tenant in the absence of a Court Order of Judgment authorizing Landlord to do so.
 
 
ARTICLE XI
MISCELLANEOUS
 
11.1
BINDING
 
The covenants, conditions and agreements herein contained shall inure to the benefit of and be binding upon Landlord, its successors and assigns, and shall be binding upon Tenant, its successors and assigns of Tenant to whom the assignment by Tenant has been consented to by Landlord. Nothing contained in this Lease shall in any manner restrict Landlord's right to assign or encumber this Lease in its sole discretion, and it is further agreed, anything to the contrary herein contained notwithstanding, that in the event Landlord sells its interest in the Premises, Landlord shall be relieved of all further obligations hereunder (except obligations with respect to damages for which Landlord is liable hereunder) provided that the successor the Landlord expressly assumes such obligations.
 
11.2
SUBORDINATION AND NON-DISTURBANCE
 
Tenant agrees that this Lease is subordinate and subject to any bona fide mortgage, deed of trust, or any other hypothecation for security which has been or which hereafter may be placed upon the Premises or property of Landlord of which they are a part. This provision is self-operative and shall not require any further documentation to evidence or effectuate this subordination. Notwithstanding the foregoing, however, Tenant agrees to execute any documents which may be required or requested by Landlord to evidence such subordination. Provided that any such superior interest holder shall not disturb Tenant's possession of the Premises and rights under the Lease so long as Tenant is not in default hereunder beyond any applicable notice or cure period.
 
11.3
ATTORNMENT
 
Should Landlord assign this Lease or otherwise sell or transfer the Premises, Tenant shall be bound to said assignee or transferee under all the terms, covenants and conditions of this Lease for the balance of the term hereof remaining after such succession, and Tenant shall attorn to such succeeding party as its Landlord under this Lease promptly upon any such succession. Tenant agrees that should any party so succeeding to the interest of Landlord require a separate agreement of "Attornment Agreement", provided the same does not modify any of the provisions of this Lease, has no adverse effects upon Tenant's continued occupancy of the Premises, and provides that such assignee will not disturb Tenant's possession of the Premises and rights under the Lease (so long as Tenant is not in default beyond any applicable notice or cure period).

 
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11.4
RECORDING
 
Tenant shall not record this Lease without Landlord's prior written consent. Any such recording at the election of Landlord, shall render this Lease null and void.
 
11.5
QUIET ENJOYMENT
 
Tenant shall, subject to the provisions this Lease and all matters of record on the date hereof, peaceably and quietly hold and enjoy the Premises during the term hereof and any renewal terms without hindrance or interruption by Landlord so long as Tenant performs and observes all of the terms, covenants, agreements and conditions to be performed and observed by Tenant hereunder and pays all sums due from Tenant for rent, additional rent or reimbursement for sums advanced by Landlord on Tenant's behalf in accordance with the provisions hereof.
 
11.6
EMINENT DOMAIN
 
If the whole or any part of the Premises shall be taken under the power of eminent domain, whether by condemnation or friendly acquisition, this Lease shall terminate as to the part so taken on the date Tenant is required to yield possession thereof to the condemning or acquiring authority and all rent payable hereunder shall be equitably adjusted as of such date. If such eminent domain materially, adversely affects Tenant's ability to conduct a banking business on the Premises, this Lease shall terminate as of the date Tenant is obligated to yield possession. Tenant shall have no right to any award or compensation in connection with any exercise of the power of eminent domain; provided, however, nothing contained herein shall prevent Tenant from claiming, proving and receiving awards for its losses, so long as such award does not diminish the amount of any award to Landlord.
 
11.7
ENVIRONMENTAL MATTERS
 
Tenant shall not cause or permit any of its employees, agents, contractor, subcontractors or any others occupying or present on the Premises to generate, manufacture, store, dispose or release on, about or under the Hazardous Material (as hereinafter defined) to be brought upon, kept, or used in or about the Premises by Tenant, its agents, employees, contractors or invitees. Tenant shall not discharge, leak, or emit, or permit to be discharged, leaked, or emitted, any material into the atmosphere, ground, sewer system, or any body of water, if that material (as is reasonably determined by the Landlord, or any governmental authority) does or may pollute or contaminate the same, or may adversely affect (a) the health, welfare, or safety of persons whether located in the Premises or elsewhere, or (b) the condition, use or enjoyment of the Premises or any other real or personal property. As used herein, the term "Hazardous Material" means (i) any "hazardous waste" as defined by the Resource Conservation and Recovery act of 1976, as amended from time to time, and the regulations promulgated thereunder; (ii) any "hazardous substance" as defined by the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended from time to time, and regulations promulgated thereunder; (iii) any oil, petroleum products, and their by-products; (iv) any substance that is or becomes regulated by any federal, state, or local governmental authority, and (v) include all hazardous and toxic substances, waste, materials, compounds, pollutants and contaminants (including without limitation, asbestos, polychlorinated biphenyls and petroleum products) which are included under or regulated by the Comprehensive Environmental Response, Compensation and Liability Act, as amended, 42 U.S.C. §9601, et seq., the Resource Conservation and Recover Act, 42 U.S.D. §6901, et seq., the Water Quality Act of 1987, 33 U.S.C. §1251, et seq., the Clean Air Act, 42 U.S.C. §7401, et seq., the Hazardous Substances Control Act of Pennsylvania, and any other federal, state, or local statute, ordinance, law, code, rule, regulation or order regulating or imposing liability (including strict liability) or standards of conduct regarding Hazardous Substances (hereinafter and hereinabove the "Environmental Laws")

 
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Tenant further agrees that it will indemnify Landlord, its successors and assigns, and hold it harmless from and against any and all liabilities, damages, losses, costs and expenses, including reasonable attorney's fees incurred by Landlord, as a result of Hazardous Substances being brought upon, located on or removed from the Property by Tenant or as a result of violation of any of the Environmental Laws by Tenant.
 
Landlord represents that no portion of the Premises has been used to store, release, use, bury or deposit hazardous material during Landlord's ownership of the Premises and that to Landlord's knowledge, there are no underground storage tanks on the Premises.
 
11.8
ENTIRE AGREEMENT
 
This Lease and any Exhibits attached hereto, set forth the entire agreement between parties concerning the Premises and no subsequent agreement, amendment, change or addition to this Lease shall be binding upon either party unless reduced in writing and signed by each party.
 
11.9
ADDRESSES - NOTICES
 
Each provision of this instrument or of any applicable governmental laws, ordinances, regulations, or other requirements with reference to the sending, mailing, or delivery of any notice by Landlord to Tenant or with reference to these sending, mailing, or delivery of any notice or the Landlord to Tenant or with reference to these sending, mailing, or delivery of any notice or the making of any payment by Tenant to Landlord shall be deemed to be complied with when and if the following steps are taken:

 
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(a)           All rent and other payments required to be made by Tenant to Landlord hereunder shall be payable to Landlord at the address hereinbelow set forth or at such other address as Landlord may specify from time to time by written notice delivered in accordance herewith. Tenant's obligations to pay rent and any other amounts to Landlord under the terms and of this Lease shall not be deemed satisfied until such rent and other amounts have been actually received by Landlord in immediately-available funds.
 
(b)           Any notice or document required or permitted to be delivered hereunder shall be deemed to be delivered whether actually received or not when deposited in the United States Mail, postage prepaid, Certified or Registered Mail, return receipt requested, addressed to the parties hereto at the respective addresses set out below, or at other such addresses as they have heretofore specified by written notice delivered in accordance therewith.
 
Landlord:
Frank Banko
950 N. West End Boulevard
Quakertown, PA 18951
   
   
With a copy in like manner to:  
Tenant:
Embassy Bank For The Lehigh Valley
100 Gateway Drive, Suite 100
Bethlehem, PA 18017
   
   
With a copy in like manner to:
Jacobs & Jacobs
214 Bushkill Street
Easton, PA 18042
 
 
11.10
RELATIONSHIP OF THE PARTIES
 
This Lease shall in no way create the relationship of partner or joint venturer between Landlord and Tenant.
 
11.11
GOVERNING LAW
 
The laws of the Commonwealth of Pennsylvania shall govern the interpretation, the validity, performance and enforcement of this Lease.

 
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11.12
SEVERABILITY
 
In the event any term, covenant or condition of this Lease or the application thereof to any person or circumstance shall to any extent be invalid or unenforceable, the remainder of this Lease, or the application of such term, covenant or condition to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term, covenant or condition of this Lease shall be valid and enforceable to the full extent permitted by law.
 
11.13
TIME OF ESSENCE
 
Time is of the essence in this Lease.
 
 
ARTICLE XII
SECURITY DEPOSIT
 
DELETED.
 
 
ARTICLE XIII
ADDITIONAL CONDITIONS AND TERMS
 
13.1          All of Tenant's obligations under this Lease are conditioned upon Tenant obtaining banking regulatory approvals for the operation of a branch office at the site and obtaining all required zoning, planning, highway access, building permits and other necessary governmental approvals for the construction of a bank branch office, including drive thru, and signage. All of such due diligence and approvals shall be conducted within 120 days of the signing of this Lease and shall be diligently conducted and applied for by Tenant. In the event Tenant notifies Landlord within the 120-day period that any of such contingencies have not been satisfied, this Lease Agreement shall be null and void and neither party shall have any rights against the other.
 
13.2          Notwithstanding any other provisions contained in this Lease, in the event (a) Tenant or its successors or assignees shall become subject to a bankruptcy case pursuant to Title 11 of the U.S. Code or similar proceeding during the term of this Lease or (b) the depository institution then operating at the Leased Premises is closed, or is taken over by any depository institution supervisory authority (hereinafter referred to as the "Authority") during the term of this Lease, Landlord may, in either such event, terminate this Lease only with the concurrence of any Receiver or Liquidator appointed by such Authority or pursuant to appropriate order of the Court with jurisdiction over such case or proceeding, or upon the expiration of the stated term of this Lease, provided that, in the event this Lease is terminated by the Receiver or Liquidator, the maximum claim of Landlord for rent, damages or indemnity for injury, resulting from the termination, rejection or abandonment of the unexpired Lease shall by law in no event exceed all accrued and unpaid Minimum Rent and Additional Rent to the date of termination.

 
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13.3          Tenant shall have the use of not less than six off-street parking spaces in the parking lot serving the building at no additional cost.
 
 
 IN WITNESS WHEREOF, the parties hereto have duly executed this instrument in quadruplicate, individually or through their authorized officers, agents or attorney-in-fact, as the case may be or required, with the intent to be legally bound hereby, causing their respective seals to be affixed hereto the day and year first above written.
 
   
LANDLORD:
     
/s/ Frank Banko
 
By
/s/ Frank Banko
     
Frank Banko
       
       
Attest:
 
TENANT:
   
EMBASSY BANK FOR THE LEHIGH VALLEY
       
   
By
/s/ David M. Lobach Jr.
/s/ Judith A. Hunsicker
   
Name: David M. Lobach Jr.
Secretary
   
Title: CEO
 
 
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Exhibit 10.8
COMMERCIAL LEASE AGREEMENT
 

THIS COMMERCIAL LEASE AGREEMENT (hereinafter called the "Lease") is made this 17 day of June, 2008 by and between Pierpont Slater Properties, which has as its address 5828 Old Bethlehem Pike, Center Valley, PA 18034, or its assignee or nominee (the "Lessor")

AND

EMBASSY BANK FOR THE LEHIGH VALLEY , a Pennsylvania financial institution, which has as its address 100 Gateway Drive, Suite 100, Bethlehem, Pennsylvania 18017 (the "Lessee").

1.            IMPROVED LEASED PREMISES . In consideration of the rents, covenants and agreements set forth herein, and subject to the terms and conditions of this Lease, Lessor hereby leases to Lessee those certain premises located at Route 378 & Colesville Road, Lower Saucon Township, Northampton County, PA (the "Improved Lease Premises"). A description of said Improved Lease Premises is attached hereto as Exhibit "A".

  (a)   Lessee's obligations under this Lease are conditioned upon the approval of this Lease and the location of such bank branch by the Pennsylvania Department of Banking and the FDIC for which Lessee shall diligently and in good faith apply immediately following the execution of this Lease by the parties hereto. In the event such approvals are not obtained within 180 days of the date of this Lease, this Lease shall be null and void and all payments, if any, made by Lessee to Lessor shall be refunded to Lessee without offset.

2.            TERM .
 
  (a)   The term of this Lease for the Improved Leased Premises shall be Ten (10) years commencing on the date Lessor has substantially completed the improvements in accordance with Lessor's Work attached hereto as Exhibit "B" and a certificate of occupancy is issued by the applicable municipal authority (the "Commencement Date").
 
  (b)  Lessee shall have the option to extend the Term of this Lease for four successive five (5) year terms (each, a "Renewal Term"), on the same terms and conditions set forth herein, provided that the rental during the original Term for each Renewal Term, commencing upon the fifth anniversary of the Commencement Date (i.e. the sixth year of the lease Term) shall increase at the rate of two and seventy five hundredths percent ( 2.75%) per year and as provided in Section 4 hereof. Lessee may exercise its right to renew the Lease Term by providing Lessor with written notice of its option to renew the Lease not less than nine (9)  months prior to the expiration of the then current Term or Renewal Term.
 
  (c)   Notwithstanding anything to the contrary contained herein, the term of  this lease shall be such term that enables Lessee to report and account for this lease as an operating lease, as that term is generally defined for accounting purposes. In the event the term set forth above does not permit such classification, or requires Lessee to report and account for this lease as a capital lease, the parties shall negotiate in good faith as to a revised term. If the parties are unable to agree on the same, this lease shall be null and void and all payments, if any, made by Lessee to Lessor shall be refunded to Lessee without offset, excepting those Lease payments made based upon Lessee's actual occupancy of the Premises.

 
 

 

3.            USE . Lessee shall use the Improved Leased Premises as an Embassy Bank or any successor bank or, with Lessor's prior written consent, for any other lawful purpose permitted under zoning and other applicable laws, ordinances, and regulations.

4.            RENT .

  (a)   During the first year of the Term, Lessee shall pay to Lessor as minimum annual rent the sum of One Hundred Sixty Two Thousand Nine Hundred Dollars ($162,900.00), payable in equal monthly installments of Thirteen Thousand Five Hundred Seventy Five Dollars ($13,575.00) each. Thereafter, commencing upon the fourth anniversary of the Commencement Date, for each Lease year during the Term and any Renewal Term, minimum annual rent shall equal the minimum annual rent payable in the immediately preceding Lease year, multiplied by two and seventy five hundredths percent (2.75%) (e.g., the prior year's rental plus an increase of 2.75%). Such minimum annual rent shall be payable in advance, in equal monthly installments on the first day of each calendar month during the term hereof, without demand, offset or deduction, and shall be payable in lawful money of the United States of America.

  (b)   This Lease is intended to be a "triple net" lease. Accordingly, Lessee agrees to pay as additional rent, all charges for utilities, taxes, assessments and other governmental charges with respect to the Improved Leased Premises and as may be further provided in this Lease. It is the parties' intent that Lessee shall pay all such charges directly. In the event Lessor shall receive any such charges, Lessor shall bill Lessee for any such charges and Lessee shall promptly pay Lessor for such charges upon invoice. In the event of nonpayment of additional rent, Lessor shall have, in addition to all other rights and remedies, all the rights and remedies provided for herein or by law in the case of nonpayment of the minimum rent.

  (c)   For all purposes under this Lease, rent shall mean both minimum and additional rent. Rent shall be delivered to Lessor at Lessor's address as set forth above, or at such other place or to such other person as Lessor may designate in writing from time to time.

  (d)   Any and all rent payments payable under this Lease Agreement shall be paid to Lessor at an account or accounts maintained at Embassy Bank For The Lehigh Valley.

  (e)   Lessor shall provide Lessee with a LESSEE improvement allowance of One Hundred and Fifty Thousand Dollars ($150,000.00) for use exclusively for LESSEE fit out of the Premises.

5.            ALTERATIONS AND IMPROVEMENTS.

  (a)   Lessee shall not make or cause to be made any alterations, additions or improvements to the Improved Leased Premises without the prior written consent of Lessor. All alterations, additions or improvements approved by Lessor shall be made solely at Lessee's expense by a contractor approved by Lessor, shall be made in a good and workmanlike manner and shall be performed in compliance with all laws, ordinances and requirements of any and all Federal, State, Municipal and/or other authorities, the Board of Fire Underwriters and any mortgages to which the Improved Leased Premises is subject. Any alteration, addition or improvement made by Lessee under this Section 5, and any fixtures installed as a part thereof, shall, at Lessor's option, become the property of Lessor upon the expiration or other termination of this Lease. Lessor shall have the right, however, to require Lessee to remove such fixtures at Lessee's cost upon such termination of this Lease, and Lessee shall promptly remove the same and repair any damage to the Improved Leased Premises caused by such removal.

 
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  (b)   In the event of a lien or claim of any kind, arising out of the exercise of the rights set forth hereunder by Lessee, its agents, employees, contractors, subcontractors, and materialmen, being filed against the interest of Lessor, any mortgagee and/or against the Improved Leased Premises, Lessee covenants and agrees that at its expense it will within thirty (30) days after written notice from Lessor, cause the Improved Leased Premises and any such interest therein to be released from the legal effect of such lien or claim, either by payment or by posting of bond or by the payment into court of the amount necessary to relieve and release the Improved Leased Premises or the interest from such claim or in any manner satisfactory to Lessor and any mortgagee. If Lessee desires to contest the validity of any lien or claim, Lessee may do so upon Lessor's prior written consent, provided Lessee sustains the cost of such contest, and Lessee remains liable to pay or discharge any lien or claim deemed to be due or payable. Lessee hereby indemnifies and holds Lessor harmless against any and all liability, loss or damage sustained by Lessor by reason of such contest, unless such contest arises from any negligent or intentional act or omission of Lessor.

6.            UTILITIES . Lessee shall pay, when the same shall become due, all charges for utilities consumed by it on the Improved Leased Premises including without limitation electricity, heat and telephone, and any other utilities, as well as water and sewer charges, provided such utilities shall be separately metered as to the Improved Leased Premises. In the event any such utilities shall not be separately metered, but rather shared with another LESSEE or with Lessor, the parties hereto shall provide for a mechanism of equitably allocating the cost of such utility(s). Lessor shall not be required to furnish to Lessee any utility, janitorial or other service of any kind whatsoever during the Term of this Lease. Notwithstanding the preceding, Lessor shall be responsible for all costs, including parts, labor and municipal assessments, related to the Leased Premises' "tie in" or "hook up" to the public sewer system.

7.            MAINTENANCE AND REPAIRS . Lessor has made no representations concerning the condition of the Improved Leased Premises other than that the improvements will be completed in accordance with the agreement between the parties as referred to in Exhibit B hereof. Lessee shall maintain and be responsible for maintaining and repairing all portions of the Improved Leased Premises. Lessee, at its sole cost and expense, shall take good care of the Improved Leased Premises and will maintain the same in good order and condition, ordinary wear and tear excepted, and make all necessary repairs thereto, interior as well as exterior, including and without limiting the generality of the foregoing, roof and structural members, including walls, unless such repairs or maintenance shall be caused by the negligence or willful misconduct of Lessor, either in connection with the construction thereof or by any act or omission subsequent to such construction. Lessee shall be responsible for the routine regular cleaning of the Improved Leased Premises, and shall keep all portions of the Improved Leased Premises in a clean and orderly condition, free of unlawful obstruction, and shall not permit or cause any damage, waste or injury to the building or other improvements on the Improved Leased Premises.

 
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8.            REFUSE REMOVAL . Lessee shall provide for its own garbage, rubbish and refuse disposal and agrees to keep the Improved Leased Premises free and clear of debris. Lessee agrees to keep all rubbish, garbage and refuse in covered containers within the Improved Leased Premises (or at such other location identified by Lessor) and to have the same removed regularly.

9.            COMPLIANCE . With regard to its use of the Improved Leased Premises, Lessee shall, at its own expense, comply with all laws, rules, orders, regulations, and requirements of all Federal, State, and municipal governments, courts, departments, commissions, boards, and officers having jurisdiction over the Improved Leased Premises, the lawful orders, rules, and regulations of the Board of Fire Underwriters having jurisdiction over the Improved Leased Premises, any mortgages to which the Improved Leased Premises is subject, and any rules and regulations of Lessor. Lessee shall have the right to contest by appropriate legal proceedings, diligently pursued, without cost or expense to Lessor, the validity of any governmental law, rule, order, regulation or requirement. Lessee hereby indemnifies and holds Lessor harmless against any and all liability, loss, or damage sustained by Lessor by reason of such contest. Notwithstanding any of the foregoing, Lessee shall promptly comply with any such law, rule, order, regulation or requirement if at any time the Improved Leased Premises or any part thereof shall then be immediately subject to forfeiture or Lessee shall be subject to criminal liability for non-compliance therewith.

10.          TAXES . Lessee shall pay as and when the same shall become due all real property taxes, assessments and other governmental charges assessed against the Improved Leased Premises during the Term of this Lease. Lessee shall have the right to contest by appropriate legal proceedings, diligently pursued, without cost or expense to Lessor, the validity of any such tax, assessment or other governmental charge. Lessee hereby indemnifies Lessor against any and all liability, loss or damage sustained by Lessor by reason of such contest. Notwithstanding any of the foregoing, Lessee shall promptly pay any such tax, assessment or other government charge if at any time the Improved Leased Premises or any part thereof shall then be immediately subject to forfeiture or Lessee shall be subject to any criminal liability for nonpayment thereof.

11.          SURRENDER OF IMPROVED LEASED PREMISES . Lessee covenants that upon the termination or expiration of this Lease or any renewal thereof, Lessee shall surrender the Improved Leased Premises in good order and condition and shall surrender all keys to the Improved Leased Premises to Lessor at the place then fixed for the payment of rent. This covenant shall survive termination of this Lease.

12.          RIGHT OF ENTRY . Upon prior notice and in the presence of an authorized representative of Lessee (whom Lessee agrees to provide upon such notice received from Lessor), Lessor and/or its agents shall have the right to enter upon and inspect the Improved Leased Premises at all reasonable times and to exhibit the Improved Leased Premises to prospective purchasers and prospective LESSEEs (but in this case, only during the last six (6) months of the term of this Lease). Lessor shall be permitted to affix a "To Let" or "For Sale" sign on the Improved Leased Premises during the last ninety (90) days of the term of this Lease in such place as shall not interfere with the business then being conducted at the Improved Leased Premises. Lessor acknowledges that Lessee shall operate the Improved Leased Premises as a bank, and therefore any inspection or entry upon the Improved Leased Premises shall only occur if all appropriate security measures shall be complied with.

 
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13.          SIGNS . Lessee shall have the right to Install and maintain on the Improved Leased Premises such signs and advertising matter as Lessee may reasonably desire, subject to the prior consent of Lessor. Lessee shall comply with any laws or ordinances with respect to such signs or advertising, and shall obtain any necessary permits. Lessee agrees to maintain such signs or advertising in good condition, and to repair any damage which may be caused by erection, maintenance, repair or removal of such signs or advertising.

14.          LIABILITY AND OTHER INSURANCE . Lessee shall, during the entire term hereof, keep in fall force and effect policies of comprehensive liability and property damage insurance, with respect to the Improved Leased Premises and the business operated by Lessee in and upon the Improved Leased Premises, in which the limits of bodily injury liability and property damage liability shall be mutually agreed upon. The policy (or policies) shall name Lessor, and any persons, firms, or corporations designated by Lessor, mortgagees, if any, and Lessee as insured and shall contain a clause that the insurer will not cancel or modify the insurance without first giving the named parties thirty (30) days prior written notice. Copies of the policy or certificates of accord or insurance shall be delivered to Lessor upon the Commencement Date. If Lessee shall not comply with its covenants made in this section, Lessor may, at its option, cause insurance as aforesaid to be issued and in such event, Lessee agrees to pay the premium for such insurance promptly upon Lessor's demand as additional rent.

15.          WAIVER OF SUBROGATION . Neither Lessee nor anyone claiming by, through, under or on behalf of Lessee, shall have any claim, right of action, or right of subrogation against Lessor for or based upon any loss or damage caused by any casualty, including but not limited to fire or explosion, relating to the Improved Leased Premises or property therein. Notwithstanding the preceding, such waiver of subrogation shall not be self-operative, but rather shall only be effective upon the application by Lessee and the issuance of an appropriate endorsement to Lessee's insurance policy(s).

16.          INDEMNITY . Lessee hereby agrees to indemnify, hold harmless and defend, at its own expense, Lessor from and against any and all claims, actions, damages, liability, judgments and expenses, including without limitation reasonable attorneys' fees, which may be imposed upon or incurred by or asserted against Lessor or Lessor's interest in the Improved Leased Premises, by reason of any loss of life, personal injury or claim of injury, or damage to property or claim of damage to property in or about the Improved Leased Premises, howsoever caused, arising out of or relating to the occupancy or use by Lessee, its employees, agents or invitees, of the Improved Leased Premises, including without limitation the streets, alleys, sidewalks or parking areas, and including without limitation any environmental liability, unless such claims, damages, liability, judgments and expenses are caused by the negligence or willful misconduct of Lessor. In addition, Lessee shall indemnify, defend and hold Lessor harmless from and against any and all expenses incurred by Lessor arising out of or relating to Lessee's failure to pay or perform its obligations under this Lease.

 
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17.          CASUALTY . In the event that the Improved Leased Premises, or any portion thereof, are damaged or destroyed by any cause whatsoever, Lessee shall commence such restoration as soon as possible after such occurrence, but in no event later than ninety (90) days thereafter, and shall diligently pursue such repair or restoration to completion, with a contractor approved by Lessor. Rent shall be equitably abated based on the area of the Improved Leased Premises rendered untenantable, if any, during the period of such untenantability. Notwithstanding the foregoing, if destruction of more than forty percent (40%) of the Improvements on the Improved Leased Premises occurs at any point in the last three (3) years of the then-current Term of the Lease or if any destruction of more than ten percent (10%) of the improvements on the Improved Leased Premises occurs in the last year of the then current Term of the Lease, then Lessee shall have the right to terminate the Lease.

18.          EMINENT DOMAIN . If the entire Improved Leased Premises shall be taken by reason of condemnation or under eminent domain proceedings, Lessee may terminate this Lease as of the date when possession of the Improved Leased Premises is so taken by the condemning entity. If a portion of the Improved Leased Premises, including without limitation the building, site improvements, parking or access, shall be taken under eminent domain or by reason of condemnation to such an extent that the taking materially adversely affects Lessee's use of the Improved Leased Premises, Lessee shall have the option to terminate this Lease by written notice to Lessor within forty-five (45) days of such taking. If this Lease is not so terminated, Lessee may at its sole cost and expense, and with a contractor acceptable to Lessor, restore the remaining portions of the Improved Leased Premises as Lessee deems necessary or appropriate (subject to applicable law). In such event, rent shall be equitably adjusted commensurate with the partial taking. For purposes of this Section 18, (i) a partial taking shall be deemed to include loss or impairment of access to and from the Improved Leased Premises and (ii) grants or conveyances made in lieu or in anticipation of or under threat of a taking or condemnation shall be deemed a taking. Both parties shall pursue their own damage awards with respect to any such taking, provided however that Lessee shall be entitled to, and nothing herein shall prevent Lessee from seeking, an award for taking of or damage to Lessee's trade fixtures and any award for Lessee's moving expenses, so long as said awards do not diminish the award to which Lessor is entitled.

19.          DEFAULT . The occurrence of any one or more of the following events shall constitute an "Event of Default" hereunder:
 
  (a)   Lessee shall fail to pay in full when due, any installment of rent or any other sum payable by Lessee hereunder, and such failure shall continue for a period often (10) days;

 
6

 
 
  (b)   Lessee shall fail to perform or observe (or cause or permit any such failure) any other covenant, term, condition, agreement or obligation to be performed or observed by Lessee under this Lease, and such failure shall continue for twenty (20) days after written notice thereof from Lessor to Lessee; provided however that a failure as described in this Section 19(b) shall not constitute a default if it is curable but cannot with reasonable diligence be cured by Lessee within a period of twenty (20) days, so long as Lessee promptly commences cure and proceeds to cure the failure with reasonable diligence and in good faith.

  (c)   The insolvency of Lessee, as evidenced by (i) the adjudication of Lessee as a bankrupt or insolvent; (ii) the filing of a petition seeking reorganization of Lessee or an arrangement with creditors, or any other petition seeking protection of any bankruptcy or insolvency law; (iii) the filing of a petition seeking the appointment of a receiver, trustee or liquidator of Lessee or of all or any part of Lessee's assets or property; (iv) an assignment by Lessee for the benefit of creditors; or (v) the levy against any portion of Lessee's assets or property by any sheriff or other officer.

  (d)  Notwithstanding any other provisions contained in this Lease Agreement, in the event (a) Lessee or its successors or assignees shall become subject to a bankruptcy case pursuant to Title 11 of the U.S. Code or similar proceeding during the term of this Lease or (b) the depository institution then operating the Improved Leased Premises is closed, or it taken over by any depository institution supervisory authority (hereinafter referred to as the "Authority") during the term of this Lease, Lessor may, in either such event, terminate this Lease only with the concurrence of any Receiver or Liquidator appointed by such Authority or pursuant to the appropriate order of the Court with jurisdiction over such case or proceeding, or upon the expiration of the stated term of this Lease as provided herein, provided that in the event this Lease is terminated by the Receiver or Liquidator, the maximum claim of Lessor for rent, damages or indemnity resulting from the termination, rejection, or abandonment of the unexpired Lease shall by law in no event exceed all accrued and unpaid rent and additional rent to the date of termination.

20.          REMEDIES . Upon the occurrence of any Event of Default, Lessor shall have the following rights and remedies in addition to all other rights and remedies otherwise available at law or in equity:

  (a)   If Lessee shall at any time fail to pay any sum, charge, or imposition or perform any other act on its part to be performed, then Lessor, after ten (10) days written notice to Lessee and without waiving or releasing Lessee from any obligation hereunder, may pay such charge or sum of money or make any other payment or perform any other act on the Lessee's part to be made or performed, and may enter upon the Improved Leased Premises for any such purpose, and take all such action thereon as may be necessary therefor. All sums so paid by Lessor and all costs and expenses incurred by Lessor in connection with the performance of any such act, together with interest thereon at the rate often percent (10%) per annum from the respective dates of Lessor's making of each such payment or incurring of each such cost and expense, shall constitute additional rent payable by Lessee under this Lease and Lessor shall have the same remedies for the collection thereof as in the case of a failure to pay rent.


 
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  (b)   At the option of Lessor and upon written notice to Lessee, this Lease, without waiver of any other rights of Lessor herein, may be terminated and declared void, without any right on the part of Lessee to save forfeiture by payment of any sum due or by performance of any term, covenant, or condition broken and Lessor may re-enter and possess the Improved Leased Premises without demand or notice, with or without process of law, using such reasonable force as may be necessary, without being deemed guilty of trespass, eviction, forcible entry, conversion or becoming liable for any loss or damage which may be occasioned thereby. In such event, Lessor shall be entitled to recover from Lessee all damages incurred by Lessor by reason of Lessee's default including, but not limited to, the cost of recovering possession of the Improved Leased Premises; expenses of reletting, including necessary renovation and alteration of the Improved Leased Premises; reasonable attorneys' fees; rent payment through the balance of the term; or the difference between the rent to be paid by the Lessee pursuant to this Lease and the rent charges collected by Lessor upon reletting;

  (c)   Intentionally deleted.

  (d)   Lessor may retake possession of the Improved Leased Premises without terminating the Lease, in which case this Lease shall continue in effect whether or not Lessee shall have abandoned the Improved Leased Premises. In such event, Lessor shall be entitled to enforce all of Lessor's rights and remedies under this Lease, including the right to recover the rent and any other charges and adjustments as may become due hereunder;

  (e)   At Lessor's option, the entire rent and other charges which would have become due during the balance of the lease term or renewal thereof shall be accelerated and shall at once become due and payable as if by the terms of this Lease it were all payable in advance, without presentment, demand, notice of nonpayment, protest, notice of protest, or other notice, all of which are hereby expressly waived by Lessee;

  (f)   Lessee shall pay Lessor a ten percent (10%) late charge for any rent payment not paid when due.

  (g)   Upon the occurrence of an Event of Default and the exercise by Lessor of any of the remedies set forth above in subsections (b), (d) or (e), Lessor shall use its best efforts to relet the Improved Lease Premises, and shall appropriately credit Lessee for any rents received, after Lessor recovers its reasonable costs incurred by reason of Lessee's breach and Lessor's exercise of its rights hereunder.


21.          CUMULATIVE REMEDIES . Lessor shall have and may exercise ail remedies available to Lessor hereunder and at law and in equity and all such remedies shall be cumulative, concurrent, and nonexclusive. The waiver of or failure to exercise any one or more rights or remedies shall be wholly without prejudice to the exercise and enforcement of any other right or remedy, whether herein expressly provided for or given by law or in equity.
 
22.          SUBORDINATION AND ATTORNMENT TO LEASEHOLD MORTGAGEE.

 
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  (a)   Lessee agrees that this Lease shall be subordinate to any mortgages that may hereafter be placed upon the Lessor's interest in the Improved Lease Premises and to any and all advances to be made thereunder, and all renewals, replacements, and extensions thereof, without the necessity of any further instrument or act on the part of Lessee. This Lease Agreement is expressly contingent upon Lessor executing, and causing Lessor's mortgagees to execute, a customary subordination and non-disturbance agreement ("SNDA"). Lessor shall also cause any future mortgagee of Lessor to execute a similar SNDA.

  (b)   Lessee shall, in the event any proceedings are brought for the foreclosure of any mortgage made by Lessor covering the Improved Leased Premises, attorn to the purchaser upon any such foreclosure and sale and recognize such purchaser as the Lessor under this Lease.

23.          ESTOPPEL CERTIFICATE . Both parties agree, within fifteen (15) days after the other party's written request, to execute, acknowledge and deliver to the requesting party a written instrument in recordable form certifying (i) whether this Lease is in full force and effect and whether there have been any modifications, supplements, side agreements or amendments and, if so, stating such modifications, supplements, side agreements and amendments; (ii) the date to which rent has been paid; (iii) the amount of any prepaid rent and any credit due Lessee if any; (iv) the Commencement Date and whether any option to renew the Term has been exercised and, if so, the day that Renewal Term expires; (v) whether either party is in default in the performance of any covenant, agreement or condition contained in this Lease and, if so, specifying each such default; and (vi) such other matters as Lessor or Lessor's mortgagee, or Lessee or Lessee's leasehold mortgagee may reasonably require. Any such instrument delivered pursuant to this section may be relied upon by Lessor and Lessee, and any mortgagee or permitted assignee of any of them, and any prospective purchaser of the Improved Leased Premises.

24.          MEMORANDUM OF LEASE AND RECORDING . This Lease is expressly contingent upon Lessor and Lessee executing a Memorandum of Lease hereof, in form reasonably satisfactory to each of them, and Lessee may record such Memorandum of Lease in the office of the Recorder of Deeds of and for Northampton County, Pennsylvania.

25.          ASSIGNMENT AND SUBLETTING . Neither Lessee or its successors or permitted assigns shall assign this Lease or any interest therein, sublet the whole or any portion of the Improved Leased Premises or subject its interest in this Lease to any leasehold mortgage without the prior written consent of Lessor. No assignment or sublease shall release Lessee from its obligations to perform the terms, covenants, and conditions of this Lease.

26.          BINDING OBLIGATION . Each and every provision of this Lease shall bind and shall inure to the benefit of the parties hereto and their respective successors and permitted assigns.

27.          PROHIBITED ACTS . Lessee shall not use or operate any equipment or machinery or in any way use the Improved Leased Premises in a way which is harmful to the Improved Leased Premises. Lessee shall not cause or permit any hazardous substances to be utilized at, on or in the Improved Leased Premises except with the prior written consent of Lessor and in strict compliance with all applicable environmental laws, ordinances, rules and regulations. Lessee shall not do or allow to be done any acts, omissions, or activity which would cause the fire, hazard, or any other insurance now in force or hereinafter to be placed on the Improved Leased Premises or building, or any part thereof, to become void, suspended, or rated as a more hazardous risk than at the date of the execution of this Lease. Furthermore, Lessee shall not be permitted to act or conduct business in any way that is against any applicable law.

 
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28.          LESSOR'S FURTHER AGREEMENTS .

  (a)   Right of First Refusal. In the event Lessor and a third party enter into a written agreement or letter of intent for the sale of the premises, Lessee shall have a right of first refusal whereby Lessee may purchase the premises from Lessor on the same terms and conditions as the third party has offered. Lessee shall exercise said right of first refusal, within thirty (30) days of receiving written notice of the intended third party sale. In the event Lessee fails to exercise such right, Lessor shall be free to sell the premises on the terms disclosed to Lessee. Any such sale shall be under and subject to the terms of this lease.

  (b)   During the Term and any Renewal Term and subject to the conditions hereinafter set forth in (i) and (ii) below, Lessor agrees that it will not sell or lease any real property or interest therein located within five (5) mile(s) of the Improved Leased Premises to another bank which competes with Lessee in the Lehigh Valley, provided however that (i) Lessee is still existing as the same legal entity as on the date of this Lease and has not been sold, merged or acquired, and (ii) Lessee is not in default of any of its obligations under this Lease.

  (c)   Lessor agrees that Lessee may, at its option, declare this Lease void and of no further effect if, prior to the Commencement Date, the billboard signs located on the Property are not removed.
 
29.          CONSTRUCTION AND INTERPRETATION . This Lease shall be considered as having been made, executed, and delivered in the Commonwealth of Pennsylvania, and all questions regarding its validity, interpretation, or construction shall be construed in accordance with the laws of this Commonwealth. Words contained herein that are gender specific, singular, or plural, shall, if the context permits, be construed to include all genders, and both singular and plural forms.

30.          WAIVER . No waiver by Lessor of any breach by Lessee of any of its obligations, agreements, or covenants hereunder and no failure of Lessor to exercise available remedies allowed upon the occurrence of an Event of Default, shall be a waiver of any subsequent breach of obligations, agreements, or covenants and nor shall it be a waiver by Lessor of its rights or remedies with respect to such or any subsequent Event of Default.

31.          ENTIRE AGREEMENT . This Lease and any exhibits attached hereto and forming a part hereof set forth all of the covenants, promises, agreements, conditions, and understanding between Lessor and Lessee concerning the Improved Leased Premises, and there are no covenants, promises, agreements, conditions, or understandings, either oral or written, between the parties other than as are herein set forth. No subsequent alteration, amendment, 10 change or addition to this Lease shall be binding upon either Lessor or Lessee unless the same is reduced to writing and executed by Lessor and Lessee.

 
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32.          NOTICES . All notices, elections, requests, demands or other communications with respect to this Lease shall be in writing and shall be deemed to have been given when hand delivered, when deposited with a reputable overnight delivery service (such as Federal Express) or when deposited in a postal depository maintained by the United States Postal Service, first class certified mail, postage prepaid to Lessor or Lessee at the addresses recited in the Preamble to this Lease, or to such other address as designated in writing by Lessor or Lessee.

33.          PARTIAL INVALIDITY . If any term, covenant, or condition of this Lease or the application thereof to any person, partnership, association, corporation, or other entity, is determined to be invalid or unenforceable, the remainder of this Lease, or the application of such term, covenant, or condition to persons, partnerships, associations, corporations or other entities other than those as to which it is held invalid or unenforceable, shall not be affected thereby and each term, covenant, or condition of this Lease shall be valid and be enforced to the fullest extent permitted by law.

34.          HEADINGS . Any headings preceding the text of the sections set forth herein are inserted solely for convenience and shall not in any way define, limit, or describe the scope, intent, or meaning of such sections, and such headings shall not constitute a part of this Lease.

35.          QUIET ENJOYMENT . Lessor agrees that Lessee, on payment of the rent and all other charges provided for in this Lease and Lessee's fulfillment of all obligations under the covenants, agreements and conditions of this Lease shall and may (subject to the exceptions, reservations, terms and conditions of this Lease, superior mortgages, and matters of record) peaceably and quietly have, hold and enjoy the Improved Leased Premises for the Term without interference by or from Lessor or any party claiming through or under Lessor.

36.          TIME OF THE ESSENCE . Time is of the essence in the performance by Lessee of its obligations hereunder.

[ Signature page follows.]

 
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IN WITNESS WHEREOF, the parties hereto, intending to be legally bound hereby, have caused this Lease to be executed by persons duly authorized as of the day and year first above written.

 
 
LESSOR:
WITNESS: 
PIERPONT SLATER PROPERTIES
     
Cinthia L. Morley
By:
/s/ Andrew F. S. Warner
    Name:
Andrew F. S. Warner
    Title:
President - Partner
     
     
 
LESEE:
ATTEST/WITNESS:
EMBASSY BANK FOR THE LEHIGH VALLEY
     
Cinthia L. Morley
By:
/s/ David M. Lobach Jr.
    Name:
David M. Lobach Jr.
    Title:
CEO
 
 
 


Exhibit 10.9
 


 
LEASE
 
 
JOSEPH I LIMITED PARTNERSHIP
 
                                    LANDLORD,
 
TO
 
EMBASSY BANK FOR THE LEHIGH VALLEY
 
                                           TENANT.
 
 


 
 

 

TABLE OF CONTENTS
 
 
     
Page
       
ARTICLE I
 
       
 
BASIC LEASE PROVISIONS AND ENUMERATION OF EXHIBITS
1
 
1.1
INTRODUCTION
1
 
1.2
BASIC DATA
1
 
1.3
ENUMERATION OF EXHIBITS
3
 
1.4
CERTAIN DEFINITIONS
3
       
ARTICLE II
 
       
 
DESCRIPTION OF PREMISES AND APPURTENANT RIGHTS
4
 
2.1
LOCATION OF PREMISES
4
 
2.2
APPURTENANT RIGHTS AND RESERVATIONS
4
       
ARTICLE III
 
       
 
TERM OF LEASE
4
 
3.1
COMMENCEMENT DATE
4
 
3.2
LANDLORD'S WORK AND ESTIMATED OCCUPANCY DATE .
5
 
3.3
TENANTS WORK
7
 
3.4
INTENTIONALLY LEFT BLANK
8
 
3.5
CONTINGENCIES
8
       
ARTICLE IV
 
       
 
RENT
9
 
4.1
MINIMUM RENT
9
 
4.2
LEASE YEAR
10
       
ARTICLE V
 
       
 
USE OF PREMISES
10
 
5.1
PERMITTED USE
10
 
5.2
EXCLUSIVE USE
11
       
ARTICLE VI
 
       
 
ASSIGNMENT AND SUBLETTING
11
 
6.1
ASSIGNMENT LIMITATIONS
11
       
ARTICLE VII
 
       
 
MAINTENANCE OF BUILDING, ETC
12
 
7.1
LANDLORD'S REPAIR OBLIGATIONS
12
 
7.2
TENANT'S MAINTENANCE AND REPAIR OBLIGATIONS
12
 
7.3
TENANT'S ALTERATIONS
13
 
7.4
UTILITIES
13
 
7.5
SECURITY
14
 
7.6
LIGHTING
14

 
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Page
       
ARTICLE VIII
 
       
 
INDEMNITY AND PUBLIC LIABILITY INSURANCE
14
 
8.1
TENANT'S INDEMNITY
14
 
8.2
INJURY CAUSED BY THIRD PARTIES
15
 
8.3
LANDLORD'S INDEMNITY
15
 
8.4
SCOPE OF INDEMNITY
16
       
ARTICLE IX
 
       
 
LANDLORD'S ACCESS TO PREMISES REIMBURSEMENTS AND RIGHTS OF SELF HELP
16
 
9.1
LANDLORD'S RIGHT OF ACCESS
16
 
9.2
EXHIBITION OF SPACE TO PROSPECTIVE TENANTS
16
       
ARTICLE X
 
       
 
INSURANCE
16
 
10.1
FIRE AND EXTENDED COVERAGE INSURANCE
16
 
10.2
SPRINKLER SYSTEM
17
 
10.3
FIXTURES AND EQUIPMENT INSTALLED BY TENANT
17
 
10.4
INSURANCE RATES
17
 
10.5
NON-SUBROGATION AGAINST TENANT
17
 
10.6
NON-SUBROGATION AGAINST LANDLORD
18
       
ARTICLE XI
 
       
 
DAMAGE OR DESTRUCTION
18
 
11.1
 
18
 
11.2
 
18
 
11.3
ABATEMENT OF RENT AND OTHER CHARGES
18
       
ARTICLE XII
 
       
 
TAXES
18
 
12.1
REAL PROPERTY TAXES
18
 
12.2
PERSONAL PROPERTY TAXES
19
 
12.3
DEFINITION OF TENANT'S ALLOCABLE (OR PRO RATA) SHARE OF INSURANCE
19
       
ARTICLE XIII
 
       
 
EMINENT DOMAIN  .
20
 
13.1
EFFECT OF CONDEMNATION
20
 
13.2
DIVISION OF AWARD
20
 
13.3
ABATEMENT OF RENT AND OTHER CHARGES
20
       
ARTICLE XIV
 
       
 
DEFAULT
21
 
14.1
EVENTS OF DEFAULT
21
       
ARTICLE XV
 
       
 
TENANT'S SIGNS
23
 
15.1
TENANT'S SIGNING RIGHTS
23

 
ii

 

 
     
Page
       
ARTICLE XVI
 
       
 
COMMON AREA MAINTENANCE
23
       
ARTICLE XVII
 
       
 
MISCELLANEOUS PROVISIONS
26
 
17.1
MECHANIC'S LIENS
26
 
17.2
WAIVER
26
 
17.3
DISPUTES
26
 
17.4
INTEREST
27
 
17.5
INVALIDITY OF PARTICULAR PROVISIONS
27
 
17.6
NOTICES
27
 
17.7
PROMOTIONAL EVENTS; ACCESS
27
 
17.8
INTENTIONALLY OMITTED
27
 
17.9
GOVERNING LAW
27
 
17.10
DEFINITION OF TERM
27
 
17.11
PARAGRAPH HEADINGS
27
 
17.12
ESTOPPEL CERTIFICATE OF LANDLORD
27
 
17.13
ESTOPPEL CERTIFICATE OF TENANT
28
 
17.14
RELATIONSHIP OF THE PARTIES
28
 
17.15
AUTHORITY
28
 
17.16
COMPLETE AGREEMENT
28
 
17.17
LIMITATION OF LANDLORD'S LIABILITY
29
 
17.18
HOLDOVER
29
 
17.19
BROKER'S COMMISSION
29
 
17.20
SURVIVAL OF OBLIGATIONS
29
 
17.21
FORCE MAJEURE
29
 
17.22
RADIUS RESTRICTION
29
 
17.23
TAXES ON LEASEHOLD
29
 
17.24
SUBORDINATION, ATTORNMENT
29
 
17.25
COVENANT OF QUIET ENJOYMENT
30
 
17.26
SHORT FORM LEASE
30
 
17.27
LANDLORD'S DEFAULT
30
 
17.28
COVENANTS OF LANDLORD
30
 
17.29
NOTICE TO MORTGAGEE
31
 
17.30
STATUS REPORTS
31
 
17.31
ASSIGNMENT OF THE LEASE TO MORTGAGEE
31
 
17.32
ENVIRONMENTAL
31
 
17.33
INTENTIONALLY OMITTED
33
 
17.34
LANDLORD'S TITLE
33
 
17.35
 
33
 
17.36
PARKING
33
 
17.37
EASEMENTS
33
       
ARTICLE XVIII
 
       
 
RIGHTS OF EXTENSION
33
       
ARTICLE XIX
 
       
 
RIGHT OF FIRST REFUSAL
34
       
ARTICLE XX
 
       
 
LEASEHOLD MORTGAGE
34
 
20.1
LEASEHOLD MORTGAGE
34
 
20.2
EFFECT OF TERMINATION OF LEASE ON LEASEHOLD MORTGAGE .
36

 
iii

 

SHOPPING CENTER LEASE
 
AGREEMENT made as of the date set forth below between JOSEPH I LIMITED PARTNERSHIP (hereinafter referred to as "Landlord") and EMBASSY BANK FOR THE LEHIGH VALLEY (hereinafter referred to as "Tenant") with respect to the Premises, as hereinafter defined, which is a part of a shopping center (the "Shopping Center"), located on Corriere Road and Route 248 in Lower Nazareth Township, Pennsylvania.
 
In consideration of one dollar ($1.00) and other good and valuable consideration, receipt of which is hereby acknowledged, Landlord and Tenant hereby agree as follows:
 
ARTICLE I
 
BASIC LEASE PROVISIONS AND ENUMERATION OF EXHIBITS
 
1.1            INTRODUCTION. The following sets forth basic data and identifies Exhibits referred to in this Lease, and, certain definitions of terms referred to herein.
 
1.2            BASIC DATA.
 
Execution Date: March 13, 2009
 
Landlord: JOSEPH I LIMITED PARTNERSHIP
 
Present Mailing Address of
Landlord:   1510 Bangor Road
Bangor, PA 18013
 
Tenant:      EMBASSY BANK FOR THE LEHIGH VALLEY
 
Present Mailing Address of
Tenant:      100 Gateway Drive
Bethlehem, PA 18017
 
Premises Leasable Floor Area: Approximately 2,700 square feet
 
Lease Term:
180 calendar months (15 years) plus the partial month, if any, immediately following the Rent Commencement Date, together with two (2) five (5) year options, and one (1) four (4) year, eleven month option, if exercised by the Tenant, provided however that in no event shall the term of this Lease extend beyond a period of twenty-nine (29) years and eleven (11) months.
 
Tenant's Construction and Fixturing Period:
Six (6) months after the delivery of the building pad as evidenced by a Pad Delivery Notice to be sent by Landlord to Tenant in the form annexed hereto as Exhibit " D ".
 
Minimum Rent:
During the initial term of this Lease (15 years plus the partial month, if any) immediately following the Rent Commencement Date as hereinafter defined in Section 3.1 (a) of this Lease, the Tenant shall pay to the Landlord the following annual minimum rent ("Minimum Rent") payable in the following equal monthly installments in advance on the first day of each and every month.

 
1

 
 
   
MINIMUM
 
MONTHLY
YEAR
 
RENT
 
INSTALLMENT
1-5
 
$ 80,000.00
 
$ 6,666.67
6-10
 
$85,000.00
 
$7,083.33
11-15
 
$95,000.00
 
$7,916.67
 
During the first five year option term, if exercised, the Tenant shall pay to the Landlord the following Minimum Rent payable in the following equal monthly installments in advance on the first day of each and every month:
 
   
MINIMUM
 
MONTHLY
YEAR
 
RENT
 
INSTALLMENT
16-20
 
$105,000.00
 
$ 8,750.00
 
During the second five year option term, if exercised, the Tenant shall pay to the Landlord the following Minimum Rent payable in the following equal monthly installments in advance on the first day of each and every month:
 
   
MINIMUM
 
MONTHLY
YEAR
 
RENT
 
INSTALLMENT
21-25
 
$115,000.00
 
$9,583.33
 
During the four (4) year, 11 month option term, if exercised, the Tenant shall pay to the Landlord the following Minimum Rent payable in the following equal monthly installments in advance on the first day of each and every month:
 
   
MINIMUM
 
MONTHLY
YEAR
 
RENT
 
INSTALLMENT
26-29 years
 
$125,000.00
 
$10,416.67
11 months
       
 
All Minimum Rent and Additional Rent shall be paid by the Tenant to the Landlord without demand, deduction, set-off or counterclaim, except as specifically provided for in this Lease. If the Minimum Rent or any Additional Rent is not received by Landlord within ten (10) days of the date it is due, Tenant shall also pay to Landlord a late fee of $500.00 plus any other interest as provided in Paragraph 17.4 herein.
 
Use:
 
(a)
Solely for the purpose of operating a retail financial institution (including drive-thru service windows and/or automatic tellers and all services or products which may be permitted under applicable Federal and State Banking Laws). It is understood that the Tenant may not use the Premises as hereinafter defined for any retail purposes which are otherwise prohibited by any other leases in the Shopping Center or which violate any prohibited or exclusive uses, as shown on Exhibit "U" attached hereto, or which violate any exclusive uses which may hereinafter be granted to other tenants in the Shopping Center, or which compete with any other existing use in the Shopping Center provided that Tenant shall not be prevented from operating the Premises for the permitted use set forth above.

 
2

 

1.3
ENUMERATION OF EXHIBITS. The following Exhibits are a part of this Lease, are incorporated herein by reference, attached hereto, and to be treated as apart of this Lease for all purposes. Undertakings contained in such Exhibits are agreements on the part of Landlord and Tenant, respectively, to perform the obligations stated therein to be performed by Landlord and Tenant, as and where stipulated therein.
 
Exhibit "S". A plan showing the location of the leased premises (the "Premises"), which term means both the land demised to Tenant under this Lease constituting such location and improvements constructed or to be constructed thereon together with the area constituting the drive-thru lanes, which Premises as shown on Exhibit "S" as the red hatched area. References to the building mean the building improvements which are a part of the Premises (the "Building"). The plan also shows the area surrounding the Building which, except for the drive-thru lanes, shall not be deemed part of the Premises but upon which Tenant shall have certain construction and maintenance obligations as set forth herein ("Building Perimeter"), which Building Perimeter is shown on Exhibit "S" as the red hatched area. Exhibit "S" also shows the boundaries of the Shopping Center ("Shopping Center"), and buildings to be constructed thereon, or building area locations in which other buildings may be constructed. Specifically included in the Premises are all canopies extending from the walls of the Building. All walks adjacent or contiguous to such walls, and ramps adjacent or contiguous to such walls, any emergency exits and handicapped ramps which are constructed by Tenant for its use shall be part of the Premises. Exhibit "S" pursuant to Section 17.36 hereof also shows the ten (10) parking spaces over which Tenant has exclusive parking and the fourteen (14) parking spaces over which Tenant has non-exclusive parking. Tenant is also granted rights of ingress and egress over the Access Drive(s) as shown on Exhibit "S" as the blue hatched area, together with the right to bring utilities, including water and sewer lines, to the Building in locations selected by Landlord
 
Exhibit "C". Commencement Agreement.
 
Exhibit "D". Pad Delivery Notice.
 
Exhibit "L". Description of Landlord's Work.
 
Exhibit "T". Description of Tenant's Work (including prototype plans and specifications of proposed building).
 
Exhibit "T-l". Tenant's Signs.
 
Exhibit "T-2". Monument Signs.
 
Exhibit "U". List of Prohibited Uses and Exclusive Uses Accorded to Tenants of the Shopping Center.
 
Exhibit "V". Form of Subordination, Non Disturbance and Attornment Agreement. Exhibit "M". Form of Memorandum of Lease.
 
1.4
CERTAIN DEFINITIONS. As used herein, the terms set forth below have the following meanings:
 
(a)           "Common Areas" - See Section 16(a).
 
(b)           "Premises" - See Section 1.3.
 
(c)           "Shopping Center" - See Section 1.3,
 
(d)           "Building" - See Section 1.3.
 
(e)           "Building Perimeter" - See Section 1.3.

 
3

 

ARTICLE II
 
DESCRIPTION OF PREMISES AND APPURTENANT RIGHTS
 
2.1
LOCATION OF PREMISES. Landlord hereby demises and leases Tenant and Tenant hereby accepts from Landlord, the Premises shown on Exhibit "S" as the red hatched area as those to be occupied by Tenant.
 
2.2
APPURTENANT RIGHTS AND RESERVATIONS. Tenant shall have, as appurtenant to the Premises, the non-exclusive right to use and permit its customers to use in common with others lawfully entitled thereto, without any charge therefor, the Access Drive(s) as shown on Exhibit "S" for ingress and egress, public or common areas, not including buildings, sidewalks, parking areas, roadways in the Shopping Center (collectively, the "Common Areas" as more fully hereinafter defined), but such rights shall always be subject to reasonable, uniform rules and regulations from time to time established by Landlord (subject to Tenant's rights under Section 16(b) hereof) by suitable notice and applicable to all tenants in the Center.  Neither Tenant, nor its customers shall be permitted to park in the adjoining parcel.
 
ARTICLE III TERM OF LEASE
 
3.1
COMMENCEMENT DATE.
 
(a)
The term of this Lease shall be the period specified in Section "1.2" hereof as the "Lease Term". The "Rent Commencement Date" of this Lease shall commence on the earlier of (a) the opening for business or (b) six (6) months after the date when Landlord delivers the Building Pad to Tenant provided Landlord has substantially completed all other site work as set forth on Exhibit "L" by the end of such six (6) month period, unless Landlord is prevented by Tenant's failure to complete Tenant's Work as set forth on Exhibit "T", in which event Tenant shall commence paying rent at the end of such six (6) month period notwithstanding that Tenant may not have completed Tenant's Work or opened for business. Landlord will complete Landlord's Work when Tenant has completed such work to enable Landlord to complete its work. If Landlord's Work is not substantially complete by the end of the six (6) month period, not due to Tenant's fault, the Rent Commencement Date, shall be extended until Landlord's Work is substantially complete. If Tenant's building is not complete by the Rent Commencement Date, Tenant shall commence paying rent and all other charges subject to the provisions of this Section 3.1 (a) and the failure to have the building completed shall not be an Event of Default, unless the Tenant's building is not completed by the date provided in Section 3.3(a) below,
 
(b)
Upon the Rent Commencement Date, the Tenant shall (i) be obligated to commence payment of Minimum Rent, Additional Rent and all other charges required to be paid by the Tenant under this Lease, all of which shall be deemed to be additional rent and (ii) be required to perform all obligations required to be performed by the Tenant under the terms of the Lease (in addition to the obligations required to be performed by the Tenant prior to the Rent Commencement Date).
 
(c)
As soon as may be convenient after the Rent Commencement Date has been determined, Landlord and Tenant agree to join with each other in the execution of a Commencement Certificate, in the form set forth on Exhibit "C". The Rent Commencement Date and specified term of this Lease shall be stated in said Commencement Certificate.

 
4

 

 
(d)
It is understood and agreed that at such time as Tenant or its employees, agents, contractors or invitees enter the Premises after the Execution Date and prior to the Rent Commencement Date, for any purpose whatsoever, including without limitation, the performance of Tenant's Work, all of the terms, covenants and conditions of this Lease shall apply to the parties as if the Lease Term had begun at such time excepting those provisions as to Minimum Rent, Additional Rent and any other charges payable by Tenant, which shall go into effect as of the Rent Commencement Date, even if Tenant's Work is not completed. Tenant shall place in its name, any utilities which Tenant requires during the performance of Tenant's Work, and Tenant shall be responsible for any and all utility charges incurred.
 
3.2
LANDLORD'S WORK AND ESTIMATED OCCUPANCY DATE.
 
(a)
Subject to delay by causes beyond the reasonable control of Landlord or those set forth in Section 17.21 of this Lease, or attributable to Tenant's action or inaction, Landlord shall use reasonable speed and diligence to perform the work to be performed by Landlord, as specified in Exhibit "L", Landlord's Work shall be performed in accordance with all applicable laws and codes. Landlord's work shall primarily consist of the preparation of the building pad to specifications provided by Tenant and attached hereto as Exhibit "L" and preparation of the Site Work as defined in Exhibit "L".
 
(b)(l)
When Landlord Substantially Completes the Building Pad (as the term "Substantial Completion" is defined below), Landlord shall give Tenant written notice of Landlord's intent to tender possession of the Building ("Pad Delivery Notice") and Tenant shall have ten (10) business days from receipt of the Pad Delivery Notice to inspect the Building Pad to assure that it complies with all requirements of Tenant's Plans. Upon acceptance of the Building Pad by Tenant or the failure of Tenant to object to Landlord's Work within said ten (10) business day period, Landlord shall have no further responsibility or liability to Tenant for any matters arising out of Landlord's preparation of the Building Pad. Tenant shall give Landlord written notice within the ten (10) business day inspection period of any deficiencies in the Building Pad and upon completion or correction of such deficiencies, Landlord shall promptly provide Tenant with a new Pad Delivery Notice. Landlord agrees to use all reasonable efforts to complete the Building Pad by July 1,2009 (provided all of Tenant's contingencies to this Lease are either satisfied or waived by June 1, 2009), but such date is merely a target date (the "Target Date") and Tenant agrees to accept Landlord's tender of possession when the Building Pad has been completed, provided, however, if Landlord has not delivered the Pad Delivery Notice within ninety (90) days after the Target Date, subject to the matters provided in Section 17.21 of this Lease, Tenant may, upon ten (10) business days written notice to Landlord, complete the balance of Landlord's Work to be completed and bill the actual and reasonable cost thereof to Landlord unless Landlord commences to complete the Building Pad within said ten (10) day period and proceeds with due diligence to complete the same. If Landlord fails to pay Tenant's costs of completing the Building Pad within ten (10) business days after receipt of Tenant's bill, Tenant may deduct such sum plus interest at the default rate as set forth in Section 17.4 of this Lease, from the Minimum Rent, Additional Rent due and owing to Landlord until such bill is paid in full. Notwithstanding the foregoing, Landlord and Tenant agree that if the contingencies to this Lease are either satisfied or waived prior to June 1, 2009, Landlord agrees to use all reasonable efforts to complete the Building Pad within thirty (30) days after the date that Landlord receives written notice confirming all of the contingencies have been either satisfied or waived.

 
5

 

(b)(2)
When Landlord Substantially Completes Landlord's Work, other than the Building Pad, Landlord shall give Tenant written notice of Landlord's intent to tender possession of the Premises ("Notice of Tender") and Tenant shall have ten (10) business days from receipt of the Notice of Tender to inspect Landlord's Work to assure that it complies with all requirements of Tenant's Plans and of this Section "3.2". Upon acceptance of the Landlord's work by Tenant or the failure of Tenant to object to Landlord's Work within said ten (10) business day period, such Landlord's Work shall be deemed substantially complete, Tenant shall give Landlord written notice within the ten (10) business day inspection period of any deficiencies in Landlord's Work and upon completion or correction of such deficiencies, Landlord shall promptly provide Tenant with a new Notice of Tender. Landlord agrees to use all reasonable efforts to complete Landlord's Work, other than the Building Pad, by November 1, 2009 (provided all of Tenant's contingencies are either satisfied or waived by June 1, 2009), and provided that Tenant has completed no later than October 1, 2009 its building construction and completed the installation of its drive-thru canopy, but such date is merely a target date, (the "Remainder Work Target Date") and Tenant agrees to accept Landlord's tender of possession when the Landlord's Work at the Premises has been Substantially Completed; provided, however, if Landlord has not give the Notice of Tender within ninety (90) days after the Remainder Work Target Date, subject to the matters provided in Section "17,21" of this Lease and provided that the delay is not the result of Tenant's failure to complete its building construction and complete the installation of its drive-thru canopy, Tenant may, either upon ten (10) business days written notice to Landlord, complete the balance of Landlord's Work to be completed and bill the actual and reasonable cost thereof to Landlord, unless Landlord commences to complete Landlord's Work within said ten (10) day period and proceeds with due diligence to complete. If Landlord fails to pay Tenant's costs of completing Landlord's Work within ten (10) days after receipt of Tenant's bill, Tenant may deduct such sum plus interest at the default rate as set forth in Section 17.4 of this Lease from the Minimum Rent, Additional Rent due and owing to Landlord until such bill is paid in full. Notwithstanding the foregoing, Landlord and Tenant agree that if the contingencies to this Lease are either satisfied or waived prior to June 1, 2009, the Landlord agrees to use all reasonable efforts to complete Landlord's Work, other than the Building Pad, within thirty (30) days after the date that Tenant has completed its building construction and completed the installation of its drive-thru canopy.
 
(c)
"Substantial Completion", as used in this Article, shall mean completed subject to minor punch list items which shall be completed by Landlord within thirty (30) days of the Notice of Tender, or completed by Tenant pursuant to Section 3.3 above to such an extent that Tenant may reasonably commence and thereafter continue to perform the work to be performed by Tenant under Exhibit "T" without undue interference with the balance of the work to be performed by Landlord in the Premises, in accordance with Exhibit "L", or unreasonable interference by Landlord with the work to be performed by Tenant in the Premises, in accordance with Exhibit "T".
 
(d)
Tenant shall reimburse Landlord for any utility, traffic and Township impact fees in an amount not to exceed $15,000.00. Such amount shall be due and payable by Tenant on the Rent Commencement Date,
 
(e)
This Lease is contingent on Landlord being able to secure proper zoning, site plan and land development approvals. If said approvals are not issued by June 1, 2009, Landlord or Tenant shall be permitted to terminate this Lease upon ten (10) days written notice to the other party in which event this Lease will be deemed terminated as of the date set forth in said notice unless the approvals are received within said ten (10) day period. Landlord and Tenant acknowledge that in the event this Lease is terminated pursuant to this Section 3.2(e) that neither party shall be entitled to reimbursement for any costs they have incurred in connection with this transaction.
 
3.3
TENANT'S WORK.
 
(a)
Tenant shall perform, at its own cost and expense, all of the Tenant's Work set forth in Exhibit "T" and all other work required by Tenant under this Section "3.3" and any other provisions of this Lease. It is understood that Tenant shall be obligated to construct the building shown on Exhibit "T", and the sidewalks, canopies, roof drains, drive-thru lanes and all other improvements set forth onExhibit "T". Tenant shall be responsible for obtaining all necessary permits from all governmental authorities in connection with Tenant's Work and Landlord agrees to cooperate with Tenant in obtaining such permits.

 
6

 

Tenant shall construct or cause to be constructed all improvements within the perimeter of the work limit lines designated on Exhibit "S" pursuant to the "Plans" as hereinafter defined. Construction of such improvements shall proceed with reasonable diligence and shall be completed, subject to causes beyond the reasonable control of Tenant or those set forth in Section 17.21 of this Lease, within twelve (12) months after delivery of the Building Pad. Tenant's improvements are hereinafter referred to as "Tenant's Work", shall be constructed pursuant to the final plans and specifications to be provided by Tenant to Landlord for Landlord's approval within thirty (30) days after the execution of this Lease, which Plans are to be annexed hereto as part of Exhibit "T".
 
Tenant shall provide original final lien waivers from its contractors and all sub­contractors within thirty (30) days of the earlier of the date Tenant opens for business or the date Tenant completes its work. Landlord acknowledges that final lien waivers cannot be obtained in advance of the work being completed.
 
(b)
In addition to the work required to be performed by the Tenant as set forth in Exhibit "T", the Tenant shall, at its sole cost and expense order, install and pay for the installation of all other improvements, fixtures, personal property and equipment (not set forth in Exhibit "L"), necessary, suitable and appropriate for the operation of Tenant's business in the Premises (the "Fixtures and Equipment").
 
(c)
The Building and all improvements and all leasehold repairs, alterations, additions at any time made by the Tenant at and/or to the Premises or attached to or used in connection with the Premises (all hereinafter collectively called the "Tenant's Improvements") shall be deemed attached to the Premises and shall be deemed to be the property of the Landlord upon the expiration or sooner termination of this Lease. The Tenant may not remove said Tenant's Improvements but said Tenant's Improvements shall remain upon the Premises and upon the expiration or sooner termination of this Lease shall be surrendered with the Premises as a part thereof without disturbance, molestation or injury. Tenant's Fixtures and Equipment shall remain the property of the Tenant at all times and may be removed by the Tenant from the Premises upon the expiration or earlier termination of this Lease. Tenant shall repair any damages caused by the removal of its Fixtures and Equipment.
 
(d)
Intentionally Omitted.
 
(e)
Within thirty (30) days after the execution of this Lease, Tenant, at its sole cost and expense, shall prepare final building plans and specifications (the "Plans") in accordance with the prototype plans and specifications included within Exhibit "T". Tenant shall provide the plans to Landlord for its approval which shall not be unreasonably withheld or delayed. Landlord shall within five (5) business days after receipt of such Plans, advise Tenant of any objections to the Plans. Landlord's objections, if any, must be based upon the failure of the Plans to conform to Exhibit "T". Within ten (10) days after receipt of Landlord's objections, if any, Tenant shall revise the Plans and resubmit to Landlord for approval. This process shall continue until the Plans are approved by Landlord. Each party agrees to use reasonable efforts and good faith in connection with the approval process for the Plans. If during any period when the Plans are out for the Landlord's approval, the Plans are not approved or rejected within the time period provided for herein the same shall be deemed approved. If the Plans are not approved by Landlord within ninety (90) days after the execution of this Lease, Landlord shall have the right to terminate this Lease upon ten (10) days written notice which termination shall be deemed null and void if Tenant provides acceptable Plans within said ten (10) day period. The Plans must be prepared and the building constructed in accordance with all applicable building codes, rules and regulations, including fire regulations and in accordance with standards set forth in the Americans with Disabilities Act.

 
7

 

(f)
All work performed by the Tenant with respect to the Premises and the Building Perimeter shall:
 
(1)
be done as expeditiously as possible, in a good and workmanlike manner and with first-class new materials,
 
(2)
be done in such manner as will not interfere unreasonably with work being done by the Landlord upon the Premises or any other portion of the Shopping Center,
 
(3)
be subject to the reasonable inspection of the Landlord or its agents or contractors so long as they do not interfere with such construction,
 
(4)
be performed only by such contractors or subcontractors as have been duly licensed by the authority having jurisdiction over the appropriate profession,
 
(5)
be done at the risk of the Tenant, and
 
(6)
be done in accordance with the applicable laws and requirements of all regulatory authorities having jurisdiction with respect thereto.
 
(g)
The Tenant agrees at its expense to obtain and maintain for so long as the Tenant's Work continues, builders risk insurance, and public liability insurance in an amount not less than $2,000,000.00 to protect the Landlord as well as the Tenant from and against any and all liability for death of or injury to person or damage to property caused by reason of the conduct of the Tenant's Work and workers' compensation insurance. The Tenant shall deliver to the Landlord certificates evidencing such coverage prior to the commencement of the Tenant's Work which shall name Landlord as an additional insured using ISO Form 20-26. Tenant's contractor and each subcontractor shall provide evidence of liability insurance naming Landlord as additional insured as provided above.
 
(h)
Tenant shall have the right to enter onto the Premises after the execution of this Lease for purposes of commencing Tenant's Work and conducting any tests it requires in connection therewith, pursuant to Section 3.1(d).
 
3.4
INTENTIONALLY LEFT BLANK.
 
3.5
CONTINGENCIES.       This Lease is contingent upon satisfaction of the following conditions by June 1, 2009:
 
(a)
Tenant and Landlord obtaining permits for the development and operation of a bank branch on the Premises in a form and manner acceptable to Tenant (including all desired signs and service windows), including but not limited to, all required municipal, county and state approvals and permits, including PennDOT (if applicable).
 
(b)
Tenant and Landlord obtaining acceptable title (including recordation of all necessary ancillary lease documents such as a memorandum of lease and all required non-disturbance agreements).
 
(c)
Acceptable survey provided by Landlord (including confirmation of acceptable and adequate utilities for the operation of the Premises and acceptable access to public roads).
 
(d)
Acceptable environmental conditions, with a Phase I Environmental Report provided by Landlord.

 
8

 

(e)
Acceptable soil conditions to be verified by Tenant.
 
(f)
Banking regulatory approval(s) to be secured by Tenant, including the approval of this Lease and the location of the bank branch by the Pennsylvania Department of Banking and the FDIC. In executing this Lease, Landlord grants Tenant and its consultants a license (revocable by Landlord on written notice) to enter the Premises to perform such inspections, provided Tenant delivers an insurance certificate for liability insurance in an amount not less than $1,000,000.00 naming Landlord as additional insured and agrees to indemnify and hold Landlord harmless from any claims, suits, causes of action, costs or expenses (including reasonable attorneys fees) arising out of any personal injury or property damage by Tenant, its agents, employees, consultants or contractors. Tenant shall apply for such regulatory approval within sixty (60) days after the execution of this Lease.
 
If all of the contingencies set forth above are not satisfied by June 1, 2009, either Landlord or Tenant shall have the right to terminate this Lease on ten (10) days written notice to the other party. If Landlord and/or Tenant cures and/or waives any contingency not satisfied within said ten (10) day notice period then the notice to terminate shall be null and void. Landlord and Tenant acknowledge that in the event this Lease is terminated pursuant to this Section 3.5 that neither party shall be entitled to reimbursement for any costs they have incurred in connection with this transaction.
 
ARTICLE IV
 
RENT
 
4.1
MINIMUM RENT. Tenant agrees to pay to Landlord, at Landlord's mailing address, or at such other place as Landlord shall from time to time designate by notice, monthly, in advance, on the Rent Commencement Date, and on the first day of each and every calendar month during the term of this Lease, a sum equal to the monthly installment of Minimum Rent specified in Section "1.2" hereof ("Minimum Rent"), Minimum Rent for any partial month shall be paid by Tenant to Landlord at such rate, and if the term of this Lease commences on a day other than the first day of a calendar month, the first payment which Tenant shall make to Landlord shall be a payment equal to a proportionate part of such monthly Minimum Rent for the partial month from the Rent Commencement Date to the first day of the succeeding calendar month. Other charges payable by Tenant on a monthly basis, as hereinafter provided, shall likewise be prorated, and the first payment on account thereof shall be determined in similar fashion; and any other provisions of this Lease calling for monthly payments shall be read as incorporating this undertaking by Tenant.
 
4.2
LEASE YEAR. The term "Lease Year" means, as to the first Lease Year, the period commencing with the Rent Commencement Date and ending on the last day of the twelfth (12 th ) full month next succeeding the Rent Commencement Date; and thereafter the term Lease Year means each succeeding one (1) year period thereafter. For purposes of reconciling Common Area Maintenance, Landlord may use a calendar year.
 
ARTICLE V USE
 
OF PREMISES
 
5.1
PERMITTED USE.
 
(a)
Tenant agrees that the Premises and the Building Perimeter shall be used and occupied by Tenant only for the purposes specified as the use thereof in Section "1.2" of this Lease, and for no other purpose or purposes.

 
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(b)
Tenant further agrees to conform to the following provisions during the entire term of this Lease:
 
(1)
No auction, fire or bankruptcy sales may be conducted within the Premises without the previous consent of Landlord;
 
(2)
Except as provided below, Tenant may not use any portion of the Common Area adjacent to the Premises, for any retail purpose unless expressly permitted by Landlord; Tenant may not use any outside loudspeakers; Tenant may not use any of the Common Area or any area outside the Premises for the storage of any goods, products or other materials whether in trailers, storage containers or otherwise. During construction of the Improvements, Landlord shall designate a staging area for Tenant's construction in which construction materials may be temporarily stored, provided they are properly screened and secured. Landlord shall not be responsible for any of Tenant's materials or those of its contractors;
 
(3)
It is expressly understood that the Tenant shall not violate any of the Prohibited and Exclusive Uses set forth on Exhibit "U" attached hereto. Any such violation shall be an Event of Default with a twenty (20) day notice and cure period;
 
(4)
Until removal is effected, Tenant shall, at its sole cost and expense, keep all garbage or refuse in the Premises or in Tenant's dumpster suitably covered so that the same is not visible to the public and the Tenant shall comply with any and all recycling and other environmental laws in connection therewith; and
 
(5)
Tenant shall use its best efforts not to perform any act or carry out any practice which may injure the Premises, or any other part of the Shopping Center, or cause any offensive odors or loud noise in violation of municipal requirements or constitute a nuisance or a menace to any other tenant or tenants or other persons in the Shopping Center. Tenant shall cause all deliveries to the Premises to be made at the rear or side of the Premises. No delivery vehicles may be parked, or stopped in front of the Premises to deliver any goods.
 
(c)
Tenant shall be obligated to operate the Embassy Bank for at least one (1) day as indicated herein. The failure to open for business within twelve (12) months after all approvals are received and Building Pad is delivered shall constitute an Event of Default. It is understood that after the initial opening of the Embassy Bank, there is no covenant by Tenant of continuous operation and as long as Tenant is paying its rent and complying with all other obligations under this Lease, the failure to continuously operate shall not be deemed an Event of Default.
 
5.2
EXCLUSIVE USE.
 
Landlord agrees not to lease any other space in the Shopping Center for use as a stand­alone Bank Branch. This exclusive shall not prohibit other Tenants from having an ATM on its premises or from offering some banking services within its premises, provided such banking services are not such tenant's primary use. If at any time during the term hereof Landlord shall be in violation of this provision, in addition to any other remedies the Tenant may have at law or in equity, the Tenant's obligations for Minimum Rent shall be reduced to fifty percent (50%) of the rate then in effect until such time as such violation is cured. If Tenant exercises an option to extend this Lease, any such existing violation of any exclusive shall be waived by Tenant and Tenant shall commence paying full Minimum Rent. Upon any violation and thirty (30) days written notice to Landlord, Tenant may seek injunctive relief or any other remedy available at law.

 
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ARTICLE VI
 
ASSIGNMENT AND SUBLETTING
 
6.1
ASSIGNMENT LIMITATIONS.
 
(a)
Limitations. Tenant shall be permitted to assign this Lease, in whole or in part, or to sublet all or any part of the Premises, provided that the following conditions are met:
 
(1)
Tenant remains liable for all obligations under the Lease, as no such assignment or subletting shall be deemed to release Tenant from performance of the covenants on the part of Tenant provided herein; and
 
(2)
Tenant shall notify Landlord in writing of such assignment or transfer within thirty (30) days prior to the occurrence of such assignment or transfer; and
 
(3)
no Event of Default shall then exist and no default shall then exist which with the giving of notice or passage of time would become an Event of Default; and
 
(4)
said assignment or subletting shall not be for the operation of any business which would violate any of Prohibited Uses set forth in this Lease nor violate the terms of any exclusive use now in effect and/or granted by Landlord after the date of this Lease; and
 
(5)
said assignment or subletting shall be subject to all of the terms and conditions provided in this Lease.
 
In the event that Tenant so assigns this Lease or sublets the Leased Premises as permitted herein, Tenant shall pay to Landlord all reasonable legal fees incurred by Landlord in connection with the negotiation, drafting and/or review by Landlord's attorneys of the terms and provisions of any instrument of assignment or subletting.
 
(b)
Tenant shall have the right without the consent of the Landlord to assign this Lease as collateral security to Tenant's lender and to give a Security Interest in Tenant's Fixtures and Equipment to Tenant's Lender.
 
(c)
Notwithstanding any other terms and conditions of this Lease, no assignment or subletting shall, shall relieve the Tenant of its obligations under this Lease, and the Tenant shall at all times remain liable to fulfill all of the terms, covenants and conditions on the part of the Tenant to be performed under this Lease including, without limitation, the obligation to pay the Minimum Rent and Additional Rent and all other amounts which become due under this Lease.
 
(d)
In the event of an assignment of this Lease, Landlord shall give to Tenant, i.e. Embassy Bank, a copy of each notice of default at the same time as and whenever any such notice of default shall thereafter be given by Landlord to any assignee, addressed to Tenant, i.e. Embassy Bank, at its address last furnished to Landlord. Tenant, i.e. Embassy Bank, shall thereupon have the same period of time as the assignee does pursuant to the terms of this Lease in which to cure or correct such default. Landlord agrees to accept performance by Tenant, i.e. Embassy Bank, of any covenant, condition, or agreement on the assignee's part to be performed hereunder with the same force and effect as though performed by said assignee. The foregoing cure rights are subject to the rights granted to any leasehold mortgagee.

 
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ARTICLE VII
 
MAINTENANCE OF BUILDING, ETC.
 
7.1
LANDLORD'S REPAIR OBLIGATIONS.
 
(a)
Landlord shall maintain or cause to be maintained, the Shopping Center and all utility lines servicing the Premises and located five (5) feet outside of the Premises, in good order and repair at Landlord's expense (which is reimbursable by Tenant as part of Common Area Maintenance [Article 16] and keep all Access Drive(s) and parking areas in good repair free of potholes, snow, ice and debris including repair, striping or maintenance of the parking lot which shall be part of Common Area Maintenance. Landlord has no obligation to repair or maintain any part of the building, drive-thru lanes or any improvement constructed by Tenant on the Premises.
 
(b)
If Landlord fails or refuses to make or perform any of the repairs, maintenance or replacements required to be performed by Landlord under this Lease, including Common Area Maintenance and if, Landlord, fails or refuses, within twenty (20) business days after written notice from Tenant to commence (and thereafter complete) or such shorter period in the event of an emergency or if Landlord fails to remove snow and debris after reasonable notice, or complete such repair, maintenance or replacements unless such the same are delayed by weather conditions or force majeure events, then Tenant shall have the right to make such required maintenance, repairs and replacements in which event Landlord agrees that it will on demand pay to the Tenant the cost thereof within thirty (30) days after a receipt of a bill together with copies of all invoices and if Landlord shall fail to make such payment, Tenant shall be entitled to offset the amount due against Minimum Rent, and other amounts due hereunder.
 
7.2
TENANT'S MAINTENANCE AND REPAIR OBLIGATIONS. Except as otherwise provided in Section "7.1", Tenant covenants and agrees at its sole cost and expense to keep and maintain in good order, condition and repair (which obligation shall include replacements) all interior and exterior portions of the Premises which shall include but shall not be limited to the repair, maintenance, replacement and any required inspection of all exterior and interior structural portions of the building (including the walls, foundation, roof, gutters, downspouts, etc.) and all interior and exterior portions of all doors, plate glass and windows, drive-thru lanes, the Fixtures and Equipment and all other improvements at the Premises and/or used in connection with the Premises, the repair, maintenance and replacement of all carpeting and wall coverings, all signs and awnings of the Tenant, wherever located, permitted by this Lease, the mechanical, electrical, plumbing, heating, ventilating, air-conditioning systems, sprinkler and fire protection systems, grease traps (even if located outside of building). Tenant further agrees to keep the Premises in a clean, sanitary and safe condition in accordance with the requirements of all public authorities having jurisdiction thereof. Tenant further agrees to replace all glass in the Premises. The Tenant has the obligation to maintain and pay for a service and maintenance contract for the heating, ventilating and air-conditioning systems, including routine preventative maintenance, including changing filters, belts and the lubrication of all moving parts from a service contractor authorized to service such systems by the manufacturer. Tenant shall be responsible for all janitorial services at the Premises. Tenant shall be responsible for any and all damages caused to the Premises and/or to third-parties arising out of and/or in connection with any work performed by the Tenant. All work and repairs, maintenance and replacements performed by the Tenant shall be performed in compliance with all Federal, State, local and municipal codes, rules and regulations.

 
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7.3
TENANT'S ALTERATIONS.
 
(a)
Tenant shall not make any structural or other alterations, improvements and/or additions to the Premises including exterior color or other exterior finishes without first obtaining, in each instance, the written consent of Landlord, upon condition that such alterations, improvements and additions shall be made in accordance with all applicable laws, codes, rules and regulations in a good and first-class workmanlike manner. Prior to any alterations, improvements and additions being performed at the Premises by the Tenant, the Tenant agrees to supply to the Landlord plans and specifications in connection with the same. Notwithstanding the foregoing, the Tenant shall not make any changes, alterations or improvements which in any way impair the structural safety or stability of the Building or the Premises or affect the aesthetics of the exterior portion of the Building or the Premises,
 
(b)
Tenant shall have the right to erect and maintain antennae and satellite dishes on the roof of the Premises, provided (i) Tenant's plans for the installation and screening of such equipment are previously approved by Landlord which approval shall not be unreasonably withheld or delayed, (ii) Tenant repairs any damage to the roof caused by the making of the roof penetrations, including, but not limited to, the repair of the roof upon the removal of any equipment installed thereon, and (iii) Tenant complies with any applicable laws and ordinances. Landlord agrees to cooperate with Tenant in connection with any application to Lower Nazareth Township.
 
7.4
UTILITIES.
 
(a)
Landlord shall be responsible for running all utilities to within five (5) feet of the Building Pad (or to the transformer in the case of electrical service) at its sole cost and expense and Tenant shall pay for connecting such utilities to the building from such point and for the use of all utilities, such as gas, steam, water, sewer and electricity, heating and air-conditioning and all other utilities used by the Tenant at the Premises as separately metered to the Premises.
 
(b)
Landlord has advised Tenant that presently Met Ed ("Electric Service Provider") is the utility company selected by Landlord to provide electricity service for the Shopping Center. Notwithstanding the foregoing, if permitted by law, Landlord shall have the right at any time and from time to time during the Lease Term to either contract for service from a different company or companies providing electricity service (each such company shall hereinafter be referred to as an "Alternate Service Provider") or continue to contract for service from the Electric Service Provider, so long as the same is at no expense to the Tenant and at a rate competitive with those of Met Ed and the Tenant shares in any premiums or incentive paid to the Landlord for switching to the alternate provider.
 
(c)
Tenant shall cooperate with Landlord, the Electric Service Provider, and any Alternate Service Provider at all times and, as reasonably necessary, shall allow Landlord, Electric Service Provider, and any Alternate Service Provider reasonable access to the Premises' electric lines, feeders, risers, wiring, and any other machinery within the Premises.
 
(d)
Unless caused by the negligent act of Landlord, Landlord shall in no way be liable or responsible for any loss, damage, or expense that Tenant may sustain or incur by reason of any change, failure, interference, disruption, or defect in the supply or character of the electric energy furnished to the Premises, or if the quantity or character of the electric energy supplied by the Electric Service Provider or any Alternate Service Provider is no longer available or suitable for Tenant's requirements, and no such change, failure, defect, unavailability, or unsuitability shall constitute an actual or constructive eviction, in whole or in part, or entitle Tenant to any abatement or diminution of rent, or relive Tenant from any of its obligations under the Lease.

 
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7.5
SECURITY. Landlord shall have no responsibility or liability for providing any security for the Tenant or its assets, and Landlord is hereby released from and not responsible for any claims arising out of any thefts, break-ins or other losses incurred by Tenant arising out of any criminal activity, or intentional acts of third parties. Tenant shall be responsible for any and all security to be provided for its facility.
 
7.6
LIGHTING. Landlord agrees that Tenant shall be permitted to install on its building such lighting and related equipment as is required by all applicable laws and regulations, including but not limited to, any applicable state and/or federal ATM Safety Act. Tenant acknowledges that Landlord is to be provided with a copy of any and all plans and specifications in connection with said installations by Tenant, which shall be done at Tenant's sole cost and expense in accordance with all applicable laws and in a good and first-class workmanlike manner.
 
ARTICLE VIII
 
INDEMNITY AND PUBLIC LIABILITY INSURANCE
8.1
TENANTS INDEMNITY.
 
(a)
Tenant agrees to defend, indemnify and save harmless Landlord from and against all suits, claims or causes of action and any loss, costs and expenses of whatever nature arising from, or claimed to have arisen from, any action, omission or negligence of Tenant, its employees, agents, servants, contractors or invitees or arising from any accident, injury or damage whatsoever caused to any person, or to the property of any person, occurring after the date on which Tenant first enters the Premises to commence its construction work and thereafter which accident, injury or damage occurred, or is claimed to have occurred, at or in connection with the Premises and/or in connection with Tenant's use of the Building Perimeter. In the event Landlord shall be made a party to any litigation or proceeding commenced by or against Tenant (except with respect to suits or litigation commenced by Tenant against Landlord as a result of a breach of this Lease by Landlord), then Tenant shall protect and hold Landlord harmless and shall pay all costs and expenses and reasonable attorneys' fees incurred or paid by Landlord in connection with such litigation or proceeding and shall satisfy any judgment or fines that may be entered against Landlord in such litigation or proceeding.
 
(b)
Tenant agrees to maintain in full force and effect during the term of this Lease, a policy of comprehensive commercial general public liability insurance under which Tenant is a named insured, and under which the insurer agrees to defend, indemnify and hold Landlord, and those in privity of estate with Landlord, harmless from and against all loss, cost, expense and/or liability arising out of or based upon any and all claims, accidents, injuries and damages mentioned in the first paragraph of this Section "8.1" and otherwise, in the form of such standard coverage from time to time available in the Commonwealth of Pennsylvania. Such policy, which may be a blanket policy covering other premises, shall be non- cancelable with respect to Landlord and Landlord's said designees without thirty (30) days' prior written notice to Landlord, and a duplicate original or certificate thereof and of each renewal or replacement thereof during the term of this Lease shall be delivered to Landlord. The minimum limits of liability of such insurance per occurrence shall be Five Million Dollars ($5,000,000) level limits for bodily injury (or death) and property damage. The Landlord shall be an additional insured on said policy using ISO Form 20-26. The said policy shall contain a contractual indemnity clause. Tenant's insurance shall also include contractual liability coverage products and completed operations liability. Landlord shall review Tenant's insurance policy and provide written approval, if acceptable by Landlord, of same within ten (10) days of receipt.

 
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8.2
INJURY CAUSED BY THIRD PARTIES. Except as provided in Section 8.3 below, to the maximum extent this Lease may be made effective according to law, Tenant agrees that Landlord shall not be responsible or liable to Tenant, or to those claiming by, through or under Tenant, for any loss or damage that may be occasioned by or through the acts or omissions of persons occupying adjoining premises or any part of the premises adjacent to or connecting with the Premises or any part of the Shopping Center, or by any other unrelated third parties or for any loss or damage resulting to Tenant or those claiming by, through or under Tenant or its or their property from the breaking, bursting, stopping or leaking of electric cables and wires, and water, gas, sewer or steam pipes or conduits, except that the foregoing shall not apply to any loss or damage resulting from any negligence of the Landlord.
 
8.3
LANDLORD'S INDEMNITY.
 
(a)
Landlord agrees to defend, indemnify and save harmless Tenant from and against all suits, claims or causes of action and any loss, costs and expenses of whatever nature arising from, or claimed to have arisen from, any action, omission or negligence of Landlord, its employees, agents, servants, contractors or invitees or arising from any accident, injury or damage whatsoever caused to any person, or to the property of any person, occurring after the date on which Landlord first commences its construction work and thereafter which accident, injury or damage occurred, or is claimed to have occurred, at or in connection with the Premises or the Shopping Center and/or in connection with Landlord's use of the Premises. In the event Tenant shall be made a party to any litigation or proceeding commenced by or against Landlord (except with respect to suits or litigation commenced by Landlord against Tenant as a result of a breach of this Lease by Tenant), then Landlord shall protect and hold Tenant harmless and shall pay all costs and expenses and reasonable attorneys' fees incurred or paid by Tenant in connection with such litigation or proceeding and shall satisfy any judgment or fines that may be entered against Tenant in such litigation or proceeding and shall satisfy any judgment or fines that may be entered against the Tenant in such litigation or proceeding,
 
(b)
Landlord agrees to maintain in full force during the term of this Lease a policy of public liability and property damage insurance under which Landlord is a named insured, from and against all costs, expenses and/or liability arising out of any and all accidents, injuries and damages mentioned in the first paragraph of this Section "8.3", in the form of such standard coverage from time to time available in the Commonwealth of Pennsylvania. The limits of liability of such insurance per occurrence shall be Five Million Dollars ($5,000,000) level limits for bodily injury (or death) and property damage. The Tenant shall be an additional insured on said policy using ISO Form 20-26.   Such policy, which may be a blanket policy covering other premises, shall be noncancelable without thirty (30) days' written prior notice to Tenant and a duplicate or original or certificate and each renewal or replacement thereof shall be delivered to Tenant.
 
8.4
SCOPE OF INDEMNITY. The indemnity and hold harmless agreements of Landlord and Tenant contained herein shall include indemnity against all costs, and expenses incurred in or in connection with any such claim and the defense thereof, before, during and at trial and any appeal, and each party agrees to provide the other with prompt written notice of any claim as to which such party invokes the indemnity agreement in such party's favor, and shall afford the other party a reasonable opportunity to defend the same.

 
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ARTICLE IX
 
LANDLORD'S ACCESS TO PREMISES
REIMBURSEMENTS AND RIGHTS OF SELF HELP
 
9.1
LANDLORD'S RIGHT OF ACCESS.   Landlord shall have the right with reasonable prior notice to Tenant and at times reasonably convenient to Landlord and Tenant, and accompanied by a representative of Tenant to make access available to prospective or existing mortgagees or purchasers of any part of the Shopping Center or to inspect the Premises to determine if repairs are required. If repairs are required to be made by Tenant pursuant to the terms hereof, Landlord may by notice demand that Tenant make the same forthwith, and if Tenant refuses or neglects to commence such repairs and complete the same with reasonable dispatch, after such demand, Landlord may (but shall not be required to do so) make or cause such repairs to be made (at such times and in such manner as to minimize any interference with Tenant's business operations in the Premises), and the Landlord shall not be responsible for any loss or damage to Tenant's business by reason thereof except if such loss or damage arises out of the negligence of Landlord as provided herein. If Landlord makes or causes such repairs to be made, Tenant agrees that it will forthwith, on demand, pay to Landlord the reasonable cost thereof, and if it shall default in such payment, Landlord shall have the remedies provided for the non-payment of rent or other charges payable hereunder. Likewise, if any repairs are required to be made by Landlord under the terms of this Lease, and it fails or refuses to make such repairs, within a reasonable time after notice from Tenant of the need for such repairs, then Tenant shall have the right to make such required repairs in which event Landlord agrees that it will on demand pay to the Tenant the cost thereof. In the event of an emergency where something is required to be done forthwith in order to avoid damage, either party shall have the foregoing right of self-help without the requirement of formal notice; however, this emergency right as well as the foregoing right of self-help shall be carefully and judiciously exercised by either party, it being understood and agreed that wherever possible, the party initially responsible for taking such action should be given sufficient opportunity so to do in order to avoid any conflict with respect to whether or not self-help should have been invoked or with respect to the reasonableness of the expenses thus incurred.
 
9.2
EXHIBITION OF SPACE TO PROSPECTIVE TENANTS. For a period commencing twelve (12) months prior to the expiration of the term of this Lease, Landlord may, at reasonable times upon notice to Tenant, have access to the Premises accompanied by a representative of Tenant for the purpose of exhibiting the same to prospective tenants.
 
ARTICLE X
 
INSURANCE
 
10.1
FIRE AND EXTENDED COVERAGE INSURANCE.
 
 
(a)
Tenant shall keep the Premises and all leasehold improvements installed in the Premises by the Tenant (and all of Tenant's Trade Fixtures and Equipment, Tenant's merchandise, furnishings, equipment, personal property and plate glass, Tenant's wall covering, floor covering, carpeting and drape, and fixtures and equipment installed by Tenant) insured against loss or damage by fire, with the usual extended coverage and all risk endorsements, including flood and earthquake, in amounts not less than the full insurable, replacement value thereof above foundations. Tenant shall also obtain rental interruption insurance for the benefit of the Landlord. Landlord shall be named as an additional insured on said policy using ISO Form 20-26.

 
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(b)
If Tenant fails to obtain or maintain the policy required by section 10.1 (a) above, this shall be considered an Event of Default under this Lease which must be cured upon three (3) days written notice. In the event Tenant fails to maintain the insurance provided for herein, Landlord may obtain such policy and in such event, Tenant agrees to pay Landlord, as Additional Rent, all such insurance premiums separately assessed against the Premises or Tenant's Allocable Share, if such insurance is contained in a blanket policy covering the Shopping Center, as computed under Section "12.3", of any such insurance premiums for the Premises as computed under Section "12.3", as estimated by Landlord. In addition, Tenant shall pay to Landlord its Allocable Share of such premiums relating to the Common Areas, within twenty (20) days after Tenant receives a bill for such premium from the Landlord.   For the insurance years in which this Lease commences and terminates, the provisions of this paragraph shall apply and Tenant's liability for its Allocable Share of any insurance for such year shall be subject to a pro-rata adjustment based on the number of days of said year(s) during which the term of this Lease was in effect.
 
10.2
SPRINKLER SYSTEM. The Tenant shall perform and pay for all charges levied or assessed for services and maintenance related to the sprinkler or to fire protection of the said systems servicing only the Premises.
 
10.3
FIXTURES AND EQUIPMENT INSTALLED BY TENANT. The Tenant shall also at its sole cost and expense, be responsible for carrying insurance against fire and such other risks as are from time to time reasonably required by the Landlord, including, but not limited to a standard "All Risk" policy of property insurance protecting against all risk of physical loss or damage in amounts not less than the replacement cost covering the Fixtures and Equipment, Tenant's merchandise, wall coverings, floor coverings, carpeting, drapes and other equipment and items of personal property. Tenant shall provide to Landlord certificates of insurance (and of each renewal or replacement thereof) evidencing the above. In the event Tenant fails to provide a certificate of insurance evidencing compliance with this Section, Landlord may, but is not obligated to, obtain such insurance and Tenant shall pay to Landlord the premium therefore upon demand.
 
10.4
INSURANCE RATES. Tenant covenants and agrees that it shall not permit anything to be done in or upon the Premises or bring in anything or keep anything therein, which shall increase the rate of insurance on the Premises and/or the Building and/or the Shopping Center above the standard rate on said Premises and/or Building and/or the Shopping Center for the Permitted Use(s), but if it shall do so, it will promptly pay to Landlord on demand any such increase resulting therefrom, which shall be due and payable on demand as additional rent hereunder.
 
10.5
NON-SUBROGATION AGAINST TENANT. Landlord hereby releases Tenant or anyone claiming through the Tenant from any liability or responsibility (to Landlord or anyone claiming through or under Landlord by way of subrogation) for any loss or damage to Landlord's property or loss of rents caused by fire or other risks covered, or required hereunder to be covered, in Landlord's fire policies and in Landlord's policies of rental insurance, if any, even if such loss or damage shall have been caused by the fault or negligence of Tenant (or its agents or employees) provided, however, that this release shall apply and be effective if and only so long as the loss or damage in question shall be covered, or under the Landlord's said insurance required hereunder would have been covered, by a policy or policies containing a clause or endorsement substantially to the effect that any such release by the insured shall not adversely affect, impair, or prejudice the right of the insured to recover for such loss or damage. Landlord agrees to use its best efforts to have such policies contain such clause or endorsement without any extra charge or premium therefor, but if there shall be any extra charge or premium, Landlord shall be excused from obtaining or maintaining such clause or endorsement in said policies unless Tenant shall promptly after notice reimburse Landlord for such extra charge or premium. Upon request of Tenant, Landlord shall furnish Tenant with evidence of the inclusion of such clause or endorsement in such policies; and Landlord shall notify Tenant if such clause or endorsement is thereafter deleted from such policies or any renewals thereof.
 
10.6
NON-SUBROGATION AGAINST LANDLORD. Tenant hereby releases Landlord or anyone claiming through the Landlord from any liability or responsibility (to Tenant or anyone claiming through or under Tenant by way of subrogation) for any loss or damage to Tenant's property or loss of income caused by fire or other risks covered, or required hereunder to be covered, in Tenant's fire policies and in Tenant's policy of business interruption insurance, if any, even if such loss or damage shall have been caused by the fault or negligence of the Landlord or its agents or employees; provided, however, that this release shall apply and be effective if and only so long as the loss or damage in question shall be covered, or under the Tenant's insurance required hereunder would have been covered, by a policy or policies containing a clause or endorsement substantially to the effect that any such release by the insured shall not adversely affect, impair, or prejudice the right of the insured to recover for such loss or damage. Tenant agrees to use it best efforts to have such policies contain such clause or endorsement without any extra charge or premium therefor, but if there shall be any such extra charge or premium, Tenant shall be excused from obtaining or maintaining such clause or endorsement in said policies unless Landlord shall promptly after notice reimburse Tenant for such extra charge or premium. Upon request of Landlord, Tenant shall furnish Landlord with evidence of the inclusion of such clause or endorsement in such policies, and Tenant shall notify Landlord if such clause or endorsement is thereafter deleted from such policies or any renewals thereof.

 
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ARTICLE XI
 
DAMAGE OR DESTRUCTION
 
11.1
If the Demised Premises or any part thereof shall be damaged by fire or other casualty, Tenant shall give immediate notice thereof to Landlord, and this Lease shall continue in full force and effect except as hereinafter set forth.
 
11.2
Subject to the foregoing provisions of this Section 11, in the event of damage to, or destruction of, the Demised Premises by fire or other casualty, with respect to which Tenant has not terminated this Lease or is not entitled to terminate this Lease, regardless of whether or not the insurance proceeds are sufficient Tenant's responsibility shall be to restore or cause to be restored the affected portion of the Demised Premises, to the extent necessary to permit the restoration and use and enjoyment of the Demised Premises. Tenant's restoration shall be commenced within thirty (30) days of the damage or destruction and receipt of insurance proceeds (but except in the case of an act of God, not later than sixty (60) days after the damage or destruction), and shall be performed diligently.
 
11.3
ABATEMENT OF RENT AND OTHER CHARGES. The Minimum Rent and any other charges due to the Landlord from the Tenant under this Lease shall not be abated or reduced as a result of damage to the Premises.
 
ARTICLE XII
 
TAXES
 
12.1
REAL PROPERTY TAXES.
 
(a)
Tenant shall pay all real property and school taxes separately assessed against the Tax Parcel located within Lower Nazareth Township as shown on Exhibit "S". These taxes shall include property tax assessments, water and sewer rent rates and charges, parking and environmental surcharges, and any other governmental charges and all other forms of real property taxes and assessments of every name, nature and description, general and special, ordinary and extraordinary, which may be levied or assessed by any lawful authority against the Premises and the Tax Parcel (collectively called "Real Property Taxes"). The Tax Parcel comprises 23% of the area of the entire tax parcel located in Lower Nazareth Township. Tenant shall pay 23% of the Real Property Taxes associated with the land value only for the Tax Map Parcel and 100% of the Real Property Taxes associated with the Building and all other Improvements on the Tax Parcel. Notwithstanding the foregoing, Tenant shall not be responsible to pay all real property and school taxes separately assessed against the Tax Parcel located within Palmer Township as shown on Exhibit "S".

 
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(b)
Tenant agrees that following the Rent Commencement Date, Tenant shall pay to Landlord, as Additional Rent and within twenty (20) days after receipt of a bill therefor, the amount of Tenant's Allocable Share of all Real Property Taxes, computed as of the Rent Commencement Date for the then current tax fiscal year which have been prepaid by the Landlord. Such amount shall be calculated on the basis of the number of days (from the Rent Commencement Date) remaining in each such current tax fiscal year.
 
(c)
INTENTIONALLY OMITTED.
 
(d)
Tenant may seek a reduction in the assessed valuation (for Real Property Tax purposes) of the Tax Parcel at its sole cost and expense.
 
(e)
Should any governmental taxing authority acting under any present or future law, ordinance or regulation, levy, assess or impose a tax, excise, surcharge or assessment upon or against the rents payable by Tenant to Landlord, or upon or against the Common Areas, whether by way of substitution for or in addition to . any existing Real Property Tax or otherwise, Tenant shall be responsible for and shall pay Tenant's Allocable Share of such tax in the manner provided in Section "12.3".
 
12.2
PERSONAL PROPERTY TAXES. Tenant shall pay all such taxes which may be lawfully charged, assessed, or imposed upon the personal property and Fixtures and Equipment in the Premises, including taxes on any signs of Tenant located anywhere in the Shopping Center, and Tenant shall pay all license fees which may be lawfully imposed upon the business of Tenant conducted upon the Premises or in connection with the maintenance of any such signs.
 
12.3
DEFINITION OF TENANT'S ALLOCABLE (OR PRO RATA) SHARE OF INSURANCE
 
(a)
Tenant's Allocable Share of Insurance Premiums pursuant to Section "10.1" shall be the product of multiplying the amount of said Insurance Premiums separately by a fraction, the numerator of which is the number of square feet in the Tax Parcel as shown on Exhibit "S"and the denominator of which is the square footage of the area in the Shopping Center (not including the parcel noted as Future Shopping Center), Tenant's Allocable Share of Insurance Premiums is 23% currently. In the event that certain tenants in the Shopping Center pay their own Real Property Taxes or Insurance, such tenants shall, nevertheless, be required to pay their proportionate share of Real Property Taxes or insurance assessed covering the Common Areas.
 
(b)
Tenant's said allocable share of such Real Property Taxes and Insurance charges shall be equitably adjusted for and with respect to the first and last partial tax years, if any, within the Lease Term. Where the applicable tax bills and computations are not available prior to the expiration of the Lease Term, then a tentative computation shall be made on the basis of the previous year's taxes payable by the Tenant pursuant to the provisions hereof and a final computation shall be made promptly after all bills and computations are available for such period.
 
(c)
Tenant's said allocable share of said Insurance and charges shall be due and payable within twenty (20) days after receipt by Tenant of Landlord's invoice together with a copy of the bills involved and such other information reasonably relating thereto.

 
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ARTICLE XIII
 
EMINENT DOMAIN
13.1
EFFECT OF CONDEMNATION.
 
(a)
As used in this Section the word "taking" or "taken" shall be deemed to mean the acquisition or condemnation by Eminent Domain for any public or quasi public use or purpose under any law or by a private purchase in lieu thereof by a public body vested with the power of Eminent Domain.
 
(b)
If the entire Premises shall be taken, then in such event this Lease shall cease and terminate from the date of title vesting in such public body (subject to the terms and conditions set forth herein).
 
(c)
If a portion of the building on the Premises or adjacent parking area or access to same, as in the reasonable opinion of Landlord or Tenant, would render the balance of the Premises unsuitable for the purposes of Tenant, shall be taken or if in the reasonable opinion of the Landlord or the Tenant a taking shall result in such a diminution of the parking area in the Shopping Center as would make it economically impracticable to continue to operate the business of the Tenant because of lack of adequate and available parking facilities, or if in the reasonable opinion of the Landlord or the Tenant a taking shall deprive the Premises or the Shopping Center of adequate and convenient motor vehicle access to any of the principal highways serving the Shopping Center, then Landlord or the Tenant, upon written notice to Tenant or Landlord, as the case may be, shall be entitled to terminate this Lease, provided that such notice is given before the last to expire of the thirty (30) day period after the taking authority has taken actual physical possession of any portion of the Premises, said parking area or said highway access and twenty (20) days after notice from Landlord to Tenant or Tenant to the Landlord of the fact of such taking. Should any part of the Premises be so taken and should this Lease not be terminated in accordance with the foregoing provision, Tenant covenants and agrees promptly upon such taking to expend so much as may be necessary of the net amount which may be awarded or granted to it in such proceeding or acquisition and available (subject to the rights of the holder of any mortgages covering the Premises) in restoring the Premises to an architectural unit as nearly like their condition prior to such taking as shall be practicable, subject to zoning and building laws then in existence.
 
13.2
DIVISION OF AWARD. Out of any award for any taking of Landlord's interest in the Premises, Landlord shall be entitled to receive and retain the amounts awarded for the value of the Ground Lease and Tenant shall have the right to file a claim and/or to obtain an award for the value of the unexpired term of this Lease and all Leasehold Improvements, the building and for the depreciated value of the Fixtures and Equipment and the Tenant's moving expenses and loss of business and the Tenant shall have the right to be a party to the acquisition or condemnation proceeding to make a claim for all of such aforesaid damages.
 
13.3
ABATEMENT OF RENT AND OTHER CHARGES. In the event of any such taking, a fair and just proportion thereof, shall be suspended or abated pending restoration by Tenant, and in the event this Lease is terminated by reason of such taking any prepaid rent or other charges shall be refunded to Tenant. If this Lease is not terminated by reason of such taking, Tenant shall be entitled to and receive a proportionate reduction in Minimum Rent according to any reduction in the size of the Leased Premises. The base Minimum Rent and all charges due from the Tenant hereunder which are based on the ratio of Tenant's Allocable Share shall also be adjusted downward in the same percentage as Minimum Rent is so reduced.

 
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13.4
In the event that the Landlord or the Tenant decides not to terminate this Lease as aforementioned, the Landlord shall use its best efforts to restore the remaining portion of the Shopping Center (if applicable), other than the Premises which Tenant is responsible to restore, to an architectural unit as nearly like its condition before any such taking as Landlord deems practical (subject to zoning and building laws then in existence). In the event that the Landlord decides to rebuild the Shopping Center (if applicable) and the Tenant has not exercised its right to terminate this Lease as provided for in this Lease, the Tenant shall restore the Premises and/or repair and/or rebuild or replace the Fixtures and Equipment together with any other items used at and/or in connection with the Premises.
 
ARTICLE XIV
 
DEFAULT
 
14.1
(a)
EVENTS OF DEFAULT: The following shall be Events of Default under this Lease:
 
 
(1)
Tenant shall neglect or fail to pay any installment of Minimum Rent, Additional Rent or any portion thereof or any other payments due under this Lease after the same shall become due after ten (10) days notice of the failure to make such payment and demand therefor;
 
 
(2)
Tenant shall neglect or fail to perform or observe any other covenant, term, provision or condition contained in the Lease on its part to be performed or observed within thirty (30) days after notice of such failure or if more than thirty (30) days shall be required to cure such default because of the nature of the default, if Tenant shall fail to proceed diligently to cure such default after the expiration of such thirty (30) day period;
 
 
(3)
The estate hereby created shall be taken on execution or by other process of law;
 
 
(4)
Tenant under this Lease shall be declared bankrupt or insolvent according to law, or if any assignment shall be made of the property of Tenant for the benefit of creditors, or if a receiver, guardian, conservator, trustee in involuntary bankruptcy or other similar officer shall be appointed to take charge of all or any substantial part of Tenant's property under this Lease by a court of competent jurisdiction, or a petition shall be filed for the reorganization of Tenant under any provisions of the Bankruptcy Act now or hereafter enacted, and such appointment, petition or proceeding is not dismissed within one hundred twenty (120) days after it is begun, or if Tenant shall file a petition for such reorganization, or for arrangement under any provisions of the Bankruptcy Act now or hereafter enacted and providing a plan for a debtor to settle, satisfy or extend the time for the payment of debts; and/or
 
 
(5)
Tenant shall fail to open as an Embassy Bank within twelve (12) months after Substantial Completion of the Building Pad, provided that such failure to open is not the result of (i) a delay caused solely by Landlord's failure to complete Landlord's Work or (ii) a force majeure event. Notwithstanding the foregoing, Tenant shall not be relieved from its obligation to Rent and all other charges due hereunder upon the Rent Commencement Date.
 
(b)
Landlord's Remedies: Upon the occurrence of any Event of Default (notwithstanding any waiver of any former breach of covenant or waiver of the benefit hereof or consent in a former instance), Landlord may, at its option:
 
(1)
Terminate this Lease and the term hereof upon giving to the Tenant five (5) days written notice of the Landlord's intention to terminate this Lease. This Lease and the term hereof shall expire and come to an end on the date fixed in such notice as if the said date were the date originally fixed in this Lease for the expiration thereof,

 
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If the Tenant shall remain in the Premises after the expiration date of this Lease, the Tenant will be deemed a hold-over tenant and the Tenant agrees that the Landlord shall have the right to immediately commence a summary proceeding for eviction in the proper local court; or
 
(2)
Immediately, or at any time after the occurrence of an Event of Default, subject to proceedings to regain possession or eviction commenced in the appropriate municipal court, enter into and upon the Premises or any part thereof in the name of the whole and repossess the same as of its former estate, and expel Tenant and those claiming through or under it and remove its or their effects (forcibly if necessary) without being deemed guilty of any manner of trespass, and without prejudice to any remedies which might otherwise be used for arrears of rent or preceding breach of covenant, and upon entry as aforesaid this Lease shall terminate.
 
(3)
Seek damages and avail itself of any remedies in a court of proper and competent jurisdiction as a result of Tenant's default under this Lease,
 
(c)
Tenant's Obligations After Termination: Tenant covenants and agrees, notwithstanding any termination of this Lease or entry or re-entry by Landlord whether by summary proceedings or otherwise, to pay and be liable for, in advance, for the entire amount of the Minimum Rent and estimated Additional Rent due for the balance of the Lease term, but in the event the Premises be relet by Landlord, Tenant shall be entitled to a credit in the net amount of rent received by Landlord (which may be less than the Minimum Rent herein) in reletting (but not in excess of sums due from Tenant to Landlord under this Lease) for the actual terms of the Lease for any replacement tenant, excluding options, after deduction of all reasonable expenses incurred in reletting the Premises and in collecting the rent in connection therewith, including reasonable attorneys' fees. Such reasonable expenses of reletting shall include, but not be limited to, brokerage commissions, expenses of remodeling and incentive rent or free rent for a period of time. Landlord agrees to use commercially reasonable efforts to mitigate Tenant's damages by attempting to re-let the Premises to another compatible Tenant.
 
(d)
Litigation Expenses: In the event that Landlord and Tenant are involved in any litigation regarding the performance of any of their obligations under the provisions of this Lease, or in connection with Tenant's or Landlord's default hereunder the unsuccessful party by final order, decree or judgment in such litigation by a court of competent jurisdiction shall reimburse the successful party for all reasonable costs and expenses (including reasonable attorneys' fees and court costs) incurred by such successful party in connection with obtaining such final order, decree or judgment.
 
(e)
In the event of termination of this Lease as a result of default, or otherwise, the building and all leasehold improvements shall be deemed to be the property of the Landlord and Tenant shall have no further claim or interest in said property.
 
(f)
Notwithstanding anything to the contrary contained in this Lease, Landlord and Tenant acknowledge that Tenant's liability upon a default is subject to the limitations provided in 12 U.S.C. Section 182l(e)(4). Therefore, in the event (a) Tenant, but not its assignees, shall become subject to a bankruptcy proceeding pursuant to Title 11 of the United States Code or similar proceeding during the term of this Lease, or (b) the depository institution operated by Tenant is taken over by any depository institution supervisory authority (hereinafter referred to as the "Authority") during the term of this Lease, Lessor may, in either such event, terminate this Lease only with the concurrence of any receiver or liquidator appointed by such Authority or pursuant to an order of the Court with jurisdiction over such case or proceeding, or upon the expiration of the stated term of this Lease as provided herein, provided that in the event this Lease is terminated by the Receiver or Liquidator, the maximum claim of Lessor for rent, damages or indemnity resulting from the termination, rejection, or abandonment of the unexpired Lease shall by law in no event exceed all accrued and unpaid rent and additional rent due as of the date of termination.

 
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ARTICLE XV
 
TENANTS SIGNS
 
15.1
TENANT'S SIGNAGE RIGHTS.
 
(a)
Subject to Landlord's approval, Tenant shall have the right to obtain, install, maintain, at its sole cost and expense, the following signs or such signs as may be approved by the Municipality (provided that such signs do not violate any federal, state or municipal codes, rules and regulations and are approved by Lower Nazareth Township);
 
(1)
The signs located on the building more particularly shown on Exhibit "T- 1" in such location(s) as is shown on Exhibit "T-l" attached hereto;
 
(2)
Tenant's 4 x 4 monument sign panel shown on Exhibit "T-2" in such location as is shown on Exhibit "S" attached hereto. All signs and any substitutions or replacements thereof shall be subject to Landlord's prior written consent, which shall not be unreasonably withheld and such substitutions or replacements must comply with all local laws and regulations.
 
 
(b)
All such signs of Tenant set forth in subparagraph (a) above shall comply with all applicable building codes and zoning laws and regulations, shall advertise only Tenant's business and, shall be constructed and maintained in good repair at Tenant's expense, and Tenant shall pay the cost of any electricity consumed in illuminating such signs. None of the signs referred to in subparagraph (a) above shall be flashing, blinking or of a raceway type. All signs must be channel letters (not box signs).
 
(c)
The Landlord agrees to procure all necessary permits for the monument sign described herein. The cost of the signs and installation thereof shall be paid by the Tenant. Landlord will bring electric service to the base of the monument sign but shall not supply any transformers.
 
(d)
Landlord agrees not to erect any additional signs within the Shopping Center which would unreasonably obstruct the view of the Embassy Bank branch from adjacent streets.
 
ARTICLE XVI
 
COMMON AREA MAINTENANCE
 
16.
(a)
Common Areas shall include all areas of the Shopping Center not covered by Buildings, including but shall not be limited to, all parking areas and facilities, roadways, driveways, entrances and exits, truck serviceways, utilities, retaining and exterior walls, sidewalks, open malls, outside courts, landscaped and planted areas, service corridors, service areas, loading docks, public rest rooms, if any, equipment, signs and any special services provided by Landlord for the common or joint use and benefit of all tenants in the Shopping Center, their employees, customers and invitees.

 
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(b)
Landlord shall make available the Common Areas for the common benefit of the tenants and occupants of the Shopping Center. Landlord shall operate, manage, equip, insure, repair and maintain such Common Areas for their intended purposes in a first class manner as Landlord shall reasonably determine. Landlord shall at all times have the right to reasonably determine, reasonably change or reasonably alter the nature, extent, size or location of the Common Areas, provided such alterations do not affect access to or visibility of the Premises and Landlord shall not be subject to liability therefor, nor shall Tenant be entitled to any compensation or diminution or abatement of rent on account of any such determination or change, nor shall any such action be deemed an actual or a constructive eviction of Tenant. It is understood and agreed that Landlord may construct or demolish and reconstruct additional improvements and buildings on the parcels designated as Out Parcels or "Future" or "Small Shops" on the Site Plan but not otherwise in the Common Areas and incorporate such parcels into the Shopping Center which parcels shall be subject to all conditions imposed on all tenants by virtue of the leases entered into by Landlord. In addition, Landlord may erect the monument sign shown on the site plan and other reasonable signs in connection with the Out Parcels provided they do not block the view of Tenant's signs. Landlord shall also have the right to operate a kiosk in the Common Areas but not in front of the Premises in the no-build area, if any, outlined on Exhibit "S".
 
(c)
Tenant and its officers, employees, agents, customers and invitees shall have the nonexclusive right, in common with Landlord and all others to whom Landlord has or may hereafter grant rights, to use the Common Areas as designated from time to time by Landlord, subject to such reasonable regulations as Landlord may from time to time impose uniformly on all Tenants in the Shopping Center. Employee parking areas, if any, for Tenant's employees shall be designated on Exhibit "S". Tenant agrees to abide by such reasonable regulations and to use its best efforts to cause its officers, employees, customers and invitees to conform thereto. Landlord may at any time close temporarily the Common Areas or any portion thereof to make repairs or changes to prevent the acquisition of public rights therein, or to discourage non-customer parking, and may do such other acts in and to the Common Areas as in its reasonable judgment may be desirable to improve the convenience thereof. Tenant shall not at any time interfere with the rights of Landlord and other tenants, its and their permitted officers, employees, agents, customers, and invitees, to use any part of the parking areas and other Common Areas.
 
(d)
Tenant shall pay all CAM charges relating to the Common Areas shown on Exhibit "S". Tenant shall pay Tenant's CAM in monthly installments of one twelfth (1/12th) of the annual amount of such share as is reasonably estimated by Landlord. After the end of each Lease Year or partial Lease Year, Landlord shall give Tenant a statement (prepared in accordance with Shopping Center Practices, including a detail of all CAM Expenses listed below for which the Tenant is liable, as provided by this Lease) of CAM for that year. The statement shall be binding upon Tenant unless objected to by Tenant within twelve (12) months after it is given. If such statement shows that Tenant's CAM exceeds the monthly installments previously paid to Landlord, then Tenant shall pay Landlord the excess. If such statement shows that Tenant's monthly installments exceeds Tenant's CAM, then the overpayment to Landlord shall be paid by Landlord to Tenant or, at Landlord's election, credited to the next amount due from Tenant to Landlord under this Lease. Provided Tenant is not in monetary or other material default under the terms of this Lease, Tenant shall have the right not more often than once per Lease Year, to conduct an audit, following at least fifteen (15) days written notice and during business hours of Business Days, of Landlord's books and records pertaining to Common Area Maintenance and Real Estate Taxes at the offices of the Landlord. Only one audit is permitted for any Lease Year. Audits must be conducted within six (6) months of receipt of Landlord's summary of CAM changes for any given year. Any errors must be claimed within three (3) months of the Audit or such claim is waived. Tenant's audit shall be at its sole cost and expense unless such an audit reveals an error in Landlord's statement which increased CAM by more than three percent (3%) as disclosed by the audit, in which event Landlord shall pay Tenant within thirty (30) days after demand the reasonable costs of such audit. Tenant shall not have any right to audit Landlord's books and records for any period ending more than twelve (12) months prior to the date the audit notice is given. Notwithstanding anything to the contrary contained herein, Landlord's failure to provide such CAM cost statement to Tenant in a timely manner shall in no way excuse Tenant from its obligation to pay its CAM costs or constitute a waiver of Landlord's right to bill and collect such CAM costs from Tenant in accordance with this clause.

 
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(e)
CAM means all costs incurred or paid by Landlord for the operation, maintenance, replacement and repair of the Common Areas (not the buildings located in the Shopping Center), including but not limited to, landscaping, parking lot repaving (not more than once each 10 years), access road repaving (not more than once each 5 years), repairing and striping, snow removal, pest control, common area utilities, including irrigation water, sanitary clean out and control as to lines servicing the Premises, exterior lighting (including maintenance of fixtures and replacement of light bulbs), removal of common area trash, supplies, security, traffic control devices, the amortized cost of the reasonable purchase or lease of any machinery, equipment or vehicles used in connection with the operation or maintenance of the Common Areas, repair and replacement of on-site water, sanitary and storm sewer lines as to lines servicing the Premises, maintenance of on-site drainage facilities, any governmental impositions or surcharges, repair to retaining walls, maintenance and other personnel performing the above activities (including wages, benefits, unemployment, social security taxes and workers' compensation insurance), pedestrian traffic control and an administrative charge equal to fifteen percent (15%) of the CAM costs. The fifteen percent (15%) CAM administrative charge shall not include CAM costs related to real estate taxes, utilities and insurance payments. CAM also includes the premiums for Landlord's Liability insurance for the Common Areas. Notwithstanding anything to the contrary herein, Tenant shall be responsible for snow removal for the sidewalks surrounding the Premises and for landscaping the areas surrounding the Premises. Landlord agrees to be responsible for snow removal from Tenant's drive-thru area, provided that, such expense shall be included in CAM costs.
 
Notwithstanding the foregoing, CAM shall not include costs incurred or paid for: repairs and replacement of roofs; structural repairs and replacements to the Buildings; all costs and depreciation and amortization of the initial construction and installation of the Common Areas of the Shopping Center including without limitation, the initial construction of all paving areas, driveways, aisles, sidewalks, traffic and safety equipment signs, landscaping and other improvements; leasehold improvements, negotiating, amending, extending, administering or terminating leases with any tenant including, without limitation, brokerage commissions, architectural or legal services; payments under mortgages or ground leases encumbering all or any part of the Shopping Center; cash reserves for replacement of facilities; curing defects in the construction of the Buildings; capital costs or capital improvements and repaving the entire parking areas more often than once every ten (10) years (repaving once every ten (10) years is a permitted CAM cost) (patching the parking area is a permitted CAM cost); and repaving the entire Access Road more often than once every five (5) years (repaving once every five (5) years is a permitted CAM cost) (patching the Access Road is a permitted CAM cost); repairs and other costs incurred for the sole benefit of any tenant; Landlord's charitable or political contributions; costs of refinancing, selling or otherwise transferring ownership of the Shopping Center and/or improvements thereon; general overhead and administrative expenses not directly related to the operation and management of the Shopping Center; and further provided that any costs incurred with respect to the Common Areas which have been charged to and paid directly by Tenant or another tenant (as part of Tenant's Pro Rata Share or another tenant's share of CAM) and which have been reimbursed to Landlord from condemnation or insurance awards shall, after deducting Landlord's costs in obtaining such awards, be deducted from CAM for the year in which Landlord receives such payments or awards. Also, upon the development of the "Developer's Future Area" (as depicted on Exhibit "S"), or in the event any other tenant shall utiltize the Access Drive (as depicted on Exhibit "S"), such other tenant shall be responsible for their pro rata share of maintenance, repair and other applicable CAM costs related to such Access Drive.

 
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ARTICLE XVII
 
MISCELLANEOUS PROVISIONS
 
17.1
MECHANIC'S LIENS. Tenant agrees to pay, when due, all sums of money that may become due for, any labor, services, materials, supplies, or equipment alleged to have been furnished or to be furnished to or for Tenant, in, upon or about the Premises except that Tenant may in good faith contest bills for such labor, services, materials, supplies or equipment. Notwithstanding the foregoing, Tenant will not permit any mechanics or materialmen or other liens to stand against the Premises or the Shopping Center or Landlord's interest therein. The Tenant agrees to immediately remove or bond off any such liens within thirty (30) days after notice of such lien by Landlord or any other party. Tenant agrees to indemnify and hold harmless Landlord of and from any liability, damages, expenses, fees, penalties, actions, causes of action, suits, costs, claims or judgments arising out of or in connection with any such liens.
 
If either party has not removed a lien or taken such action with respect thereto which is acceptable to the other party hereto as required in Section 17.1 within thirty (30) days after notice, the party giving notice may discharge same by payment, deposit, bonding against collection against the Premises, order of a court of competent jurisdiction or otherwise and the notified party shall pay the notifying party the amount so paid or deposited, with interest thereon at the Default Rate.
 
17.2
WAIVER, Failure on the part of either party to complain of any action or non-action on the part of the other party, no matter how long the same may continue, shall never be construed as a waiver by either party of any of its rights hereunder. No waiver at any time of any of the provisions hereof by either party shall be construed as a waiver of any of the other provisions hereunder and a waiver at any time of any of the provisions hereof shall not be construed as a waiver at any subsequent time of the same provisions.
 
17.3
DISPUTES. It is agreed that if at any time a dispute shall arise as to any amount or sum of money to be paid by one party to the other under the provisions hereof, the party against whom the obligation to pay the money is asserted shall have the right to make payment "under protest" and such payment shall not be regarded as a voluntary payment and there shall survive the right on the part of said party to institute suit for the recovery of such sum, and if it shall be adjudged that there was no legal obligation on the part of said party to pay such sum or any part thereof, said party shall be entitled to recover such sum or so much thereof as it was not legally required to pay under the provisions of this Lease; if at any time a dispute shall arise between the parties hereto as to any work to be performed by either of them under the provisions hereof, the party against whom the obligation to perform the work is asserted may perform such work and pay the cost thereof "under protest" and the performance of such work shall in no event be regarded as a voluntary performance and there shall survive the right on the part of said party to institute suit for the recovery of the cost of such work, and if it shall be adjudged that there was no legal obligation on the part of said party to perform the same or any part thereof, said party shall be entitled to recover the cost of such work or the cost of so much thereof as said party was not legally required to perform under the provisions of this Lease.
 
17.4
INTEREST. Any payment to be made pursuant to the provisions of this Lease (other than any amount paid under protest as provided in this Lease) which is not paid within ten (10) days after the date when due shall bear interest from the due date thereof until paid at an annual rate of interest equal to the lesser of (i) the per annum interest rate from time to time publicly announced by The Wall Street Journal (or similar successor print or electronic publication) as the prime rate, plus four percent (4%) or (ii) the highest rate of interest that may lawfully be charged to the party then required to pay interest under this Lease at the Default Rate, not exceeding 18% per annum.

 
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17.5
INVALIDITY OF PARTICULAR PROVISIONS. If any term or provision of this Lease or the application thereof to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby and each term and provision of this Lease shall be valid and be enforced to the fullest extent permitted by law.
 
17.6
NOTICES. Whenever by the terms of this Lease notice shall or may be given either to Landlord or to Tenant, such notice shall be in writing and shall be sent by registered or certified mail, postage prepaid, return receipt requested or by recognized overnight delivery service or by personal service.
 
If intended for Landlord, addressed to it at the present mailing address of Landlord set forth in Section "1.2" above with a copy to Howard M. Rittberg, Esq., Levene, Gouldin & Thompson, LLP, 450 Plaza Drive, Vestal, New York 13850 (or to such other address or addresses as may from time to time hereafter be designated by Landlord by like notice);
 
If intended for Tenant, addressed to it at the present mailing address of the Tenant as set forth in Section "1.2" with a copy to Robert H. Jacobs, Esq., 8 Centre Square, Easton, Pennsylvania 18042 (or to such other address or addresses as may from time to time hereafter be designated by Tenant by like notice).
 
All such notices shall be effective when received by the party to whom addressed (or when delivery is refused) after being sent by United States mail within the Continental United States or with such recognized overnight delivery service, provided that the same are received in the ordinary course at the address to which the same were sent. Notice from an attorney acting or purporting to act on behalf of a party shall be deemed to be notice from such party provided that such attorney is authorized to act on behalf of such party. If a party fails to pick up or sign for such notice any notice may then be served personally by a process server who must thereafter sign an affidavit with respect to such service.
 
17.7
PROMOTIONAL EVENTS; ACCESS. Landlord agrees that Landlord and the Shopping Center manager will advise Tenant and will use reasonable efforts to minimize any adverse effect upon Tenant's business in the Premises resulting from any promotional event intended or likely to draw a large crowd to the Shopping Center.
 
17.8
INTENTIONALLY OMITTED.
 
17.9
GOVERNING LAW. This Lease shall be governed exclusively by the provisions hereof and by the laws of the Commonwealth of Pennsylvania.
 
17.10
DEFINITION OF TERM. As used in this Lease the words "term" "Term" or "Term of this Lease" shall include any extension of the term, unless otherwise specifically stated.
 
17.11
PARAGRAPH HEADINGS. The paragraph headings throughout this instrument are for convenience and reference only, and the words contained therein shall in no way be held to explain, modify, amplify or aid in the interpretation, construction or meaning of the provisions of this Lease.
 
17.12
ESTOPPEL CERTIFICATE OF LANDLORD. Within ten (10) days after request by Tenant or Tenant's Lender, Landlord, from time to time and without charge, shall deliver to Tenant or Tenant's Lender or to a person, firm or corporation specified by Tenant, a duly executed and acknowledged instrument, certifying: (i) that the rents are paid to date, and that this Lease is unmodified and in full force and effect, or if there has been any modification, that the same is in full force and effect as modified, and identifying the date of any such modification; and (ii) whether Landlord knows or does not know, as the case may be, of any default by Tenant in the performance by Tenant of the terms, covenants and conditions of this Lease, and specifying the nature of such defaults, if any.

 
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Such certification shall not prevent Landlord from thereafter asserting any existing default of which Landlord did not have actual knowledge on the date of execution thereof.
 
17.13
ESTOPPEL CERTIFICATE OF TENANT, Within ten (10) days after request by Landlord or Landlord's ground lessor or mortgagee, Tenant, from time to time and without charge, shall deliver to Landlord or the requesting party, or to a person, firm or corporation, specified by Landlord, a duly executed and acknowledged instrument, certifying: (i) that this Lease is unmodified and in full force and effect, or if there has been any modification, that the same is in full force and effect as modified, and identifying the date of any such modification; and (ii) whether Tenant knows or does not know, as the case may be, of any default by Landlord in the performance by Landlord of the terms, covenants and conditions of this Lease, and specifying the nature of such defaults, if any; and (iii) whether or not there are any then existing permitted set-offs or defenses by Tenant, and if so, specifying them; and (iv) the dates to which the Minimum Rent and Additional Rent have been paid.
 
Such certification shall not prevent Tenant from thereafter asserting any existing default of which Tenant did not have actual knowledge on the date of execution thereof.
 
17.14
RELATIONSHIP OF THE PARTIES. Landlord shall not be responsible for any debts incurred by the Tenant in the conduct of Tenant's business. Nothing contained herein shall be deemed or construed by the parties hereto nor by any third party as creating the relationship of principal and agent or of partnership or of joint venture between the parties hereto, it being understood and agreed that neither the method of computation of rent nor any other provision herein contained, nor any acts of the parties hereto, shall be deemed to create any relationship between the parties hereto other than Landlord and Tenant.
 
17.15
AUTHORITY. Each party hereto hereby warrants and represents that it has the necessary power and authority to enter into this Lease and that it has taken all necessary action in order to enter into this Lease. The Tenant and the persons on behalf of the Tenant executing this Lease warrant that the Tenant is authorized to do business in the Commonwealth of Pennsylvania.
 
17.16
COMPLETE AGREEMENT. This Lease contains and embraces the entire agreement between the parties hereto with respect to the matters contained herein, and it or any part of it may not be changed, altered, modified, limited, terminated, or extended orally or by any agreement between the parties unless such agreement is in writing and signed by the parties hereto, their legal representatives, successors or assigns. Tenant acknowledges and agrees that neither Landlord nor any representative of Landlord nor any broker has made any representation to or agreement with Tenant relating to the Premises, this Lease or the Shopping Center which is not contained in the express terms of this Lease. Tenant acknowledges and agrees that Tenant's execution and delivery of this Lease is based upon Tenant's independent investigation and analysis of the business potential and expenses represented by this Lease, and Tenant hereby expressly waives any and all claims or defenses by Tenant against the enforcement of this Lease which are based upon allegations of representations, projections, estimates, understandings or agreements by Landlord or Landlord's representative that are not contained in the express terms of this Lease.
 
17.17
LIMITATION OF LANDLORD'S LIABILITY. It is understood and agreed that Tenant shall look solely to the estate and property of the Landlord in the Shopping Center for the satisfaction of Tenant's remedies for the collection of a judgment (or other judicial process) requiring the payment of money by the Landlord in the event of any default or breach by the Landlord with respect to any of the terms, covenants and conditions of this Lease to be observed or performed by the Landlord and any other obligation of Landlord created by or under this Lease, and no other property or assets of the Landlord shall be subject to levy, execution or other enforcement procedures for the satisfaction of Tenant's remedies.

 
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17.18
HOLDOVER.
 
(a)
It is expressly understood by Tenant that Tenant's right to possession of the Premises under this Lease shall terminate at the expiration or earlier termination of the term, and should Tenant continue thereafter to remain in possession, Landlord, should it so elect, shall be entitled to the benefits of all provisions of law with respect to summary recovery of possession from a holdover tenant. Tenant shall be responsible for any damage, expense, cost or loss which Landlord may incur by reason of such holding over.
 
(b)
Should Tenant continue to occupy the Premises after the expiration or earlier termination of the term with consent of Landlord, such tenancy shall be from month-to-month, and such month-to-month tenancy shall be under the same terms, covenants and conditions as set forth in this Lease except that the annual Minimum Rent shall be 110% of the rent required to be paid by Tenant during the proceeding Lease Year.
 
 
17.19
BROKER'S COMMISSION. It is agreed that no broker brought about or was involved in this transaction except Metro Commercial and Sperry Van Ness. Landlord and Tenant each covenant and agree to indemnify, defend and save the other harmless against any and all claims for brokerage commissions and fees in connection with this transaction alleged to arise from the dealing of any claimant with the respective indemnitor. Landlord will pay the commission due to the Brokers.
 
17.20
SURVIVAL OF OBLIGATIONS. All obligations of the Tenant for Minimum Rent, Additional Rent and all other obligations of the Tenant and the Landlord of any name, nature and description under and pursuant to the terms and conditions of this Lease shall survive the termination of this Lease provided that said obligation accrued prior to the date of termination and/or said obligation accrues pursuant to the default provisions provided in Article XIV of this Lease.
 
17.21
FORCE MAJEURE. Neither Landlord nor Tenant shall be held to be in default under the provisions of this Lease in the performance of its obligations hereunder for such period of time as it is prevented from performing the same by reason of acts of God, including adverse weather conditions, strikes, and other causes beyond its reasonable control; provided, however, that financial inability shall never be deemed to be a cause beyond a party's reasonable control.
 
17.22
Intentionally left blank.
 
17.23
TAXES ON LEASEHOLD. Tenant shall be responsible for and shall pay before delinquent all municipal, county, federal or state taxes whether enacted now or in the future coming due during or after the Lease Term against Tenant's interest in this Lease or against the Fixtures and Equipment and personal property of any kind owned or placed in, upon or about the Premises by the Tenant.
 
17.24
SUBORDINATION, ATTORNMENT.
 
(a)
This Lease shall be subject and subordinate at all times to the lien of any mortgage, deed of trust or other security interest now or hereafter placed upon the Premises and/or on any portion of the Shopping Center, and to all renewals, modifications, amendments, consolidations, replacements, and extensions thereof, provided Landlord obtains from the holder of any and all mortgages, deeds of trust or security agreements now in effect or hereafter placed upon the Premises an agreement that if, by dispossess, foreclosure, or otherwise such holder or any successor in interest or purchaser, shall come into possession of the Premises and/or the Shopping Center, or take over the rights of the Landlord in the Premises and/or the Shopping Center, it will not disturb the possession, use or enjoyment of the Premises by the Tenant, its successors or assigns, nor disaffirm this Lease or the Tenant's rights or estate hereunder, so long as all of the covenants and obligations hereunder of the Tenant are fully performed in accordance with the terms of this Lease and Tenant is not in default under the terms of this Lease. The Tenant shall execute and deliver any instrument which may be reasonably required by Landlord in confirmation of such subordination, promptly upon Landlord's request.

 
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(b)
Tenant shall, in the event of a sale or assignment of Landlord's interest in the Premises or the Building or the Shopping Center, or if the Premises or such Building or Shopping Center comes into the hands of a mortgagee, ground lessor or any other person whether because of a mortgage foreclosure, exercise of a power of sale under a mortgage, termination of the ground lease, or otherwise, attorn to the purchaser or such mortgagee or other person and recognize the same as Landlord hereunder. Tenant shall execute, at Landlord's request, any attornment agreement required by any mortgagee, ground lessor or other such person to be executed, containing such reasonable provisions as such mortgagee, ground lessor or other person requires. No such attornment shall relieve the Landlord from liability for matters arising prior to the date of such attornment.
 
17.25
COVENANT OF QUIET ENJOYMENT. Landlord covenants and agrees that Tenant, subject to the terms and provisions of this Lease, on payment of the rent and observing, keeping and performing all of the terms and provisions of this Lease on its part to be observed, kept and performed, shall lawfully, peaceably and quietly have, hold, occupy and enjoy the Premises and any appurtenant rights granted to Tenant under this Lease during the term hereof without hindrance or ejection by any persons and Tenant agrees to permit other tenants at the Shopping Center to quietly and peaceably hold, occupy and enjoy their premises and any appurtenant rights at the Shopping Center.
 
17.26
SHORT FORM LEASE. Landlord and Tenant agree not to place this Lease on public record. However, Landlord and Tenant agree to execute, deliver and record (the cost of recording to be shared equally) as soon as may be possible after the execution of this Lease a short form or a memorandum of lease in form attached as Exhibit "M" and suitable for recording in accordance with local law or custom, which will not set forth any of the Minimum Rent payable by Tenant hereunder, but which may set forth all or any other parts of this Lease as requested by the Landlord or Tenant. Landlord and Tenant further agree to execute, deliver and record a memorandum of amended lease in accordance with the foregoing which will reflect the terms of any amendment of this Lease, whenever reasonably required by either party,
 
17.27
LANDLORD'S DEFAULT. Landlord shall in no event be in default in the performance of any of its obligations hereunder unless and until Landlord shall have failed to perform such obligations within thirty (30) days (or, provided that Landlord has promptly commenced and thereafter diligently pursued the correction of such default, such additional time as is reasonably required to correct any such default) after written notice by Tenant to Landlord specifying wherein Landlord has failed to perform any such obligation.
 
17.28
COVENANTS OF LANDLORD. Anything contained in this Lease to the contrary notwithstanding, after the commencement of the Term of this Lease, it is agreed that all covenants of the Landlord contained in this Lease shall be binding upon the Landlord, its successors and assigns, only with respect to breaches occurring during its and their respective ownership of the Landlord's interest in this Lease, any subsequent owner or owners by accepting conveyance automatically being obligated to fulfill all provisions of this Lease required to be performed by the Landlord during its or their respective ownership of the Landlord's interest in this Lease.

 
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17.29
NOTICE TO MORTGAGEE. If the Tenant is notified by the Landlord or the Landlord's mortgagee that there is a mortgage on the Premises, and is given the name and address of the Landlord's mortgagee, the Tenant will give written notice to the Landlord's mortgagee in same manner as provided in Section 17.6 herein of any default at the time that the Tenant gives notice of such default to the Landlord, and the Landlord's mortgagee shall have the same time period as provided to the Landlord under this Lease or such additional time as such mortgagee may reasonably request, not to exceed an additional thirty (30) days to cure such default of the Landlord. The Tenant shall not have the right to terminate this Lease nor the right to cure such default and deduct the cost of the same from rent, if the Landlord's mortgagee commences or causes to be commenced promptly after such notice the curing of such default, and if the default is cured within such time period after such notice.
 
17.30
STATUS REPORTS. Recognizing that both parties may find it necessary to establish to third parties, such as accountants, banks, mortgagees, or the like, the then current status of performance hereunder, either party, on the reasonable written request of the other made from time to time, will promptly furnish a written statement on the status of any matter pertaining to this Lease.
 
17.31
ASSIGNMENT OF THE LEASE TO MORTGAGEE. With reference to any assignment by the Landlord of its interest in this Lease, or the rents payable hereunder, conditional in nature or otherwise, which assignment is made to or held by a bank, trust company or insurance company holding a mortgage on the Premises, the Tenant agrees:
 
(a)
That the execution thereof by the Landlord and the acceptance thereof by such mortgagee, shall never be treated as an assumption by such mortgagee of any of the obligations of the Landlord thereunder, unless such mortgagee shall, by written notice sent to the Tenant, specifically otherwise elect; and
 
(b)
That, except as aforesaid, such mortgagee shall be treated as having assumed the Landlord's obligations thereunder only upon foreclosure of such mortgagee's mortgage or conveyance in lieu thereof and the taking of possession of the Premises and a request from such Mortgagee that Tenant attorn to Mortgagee or its assigns.
 
17.32
ENVIRONMENTAL.
 
(a)
Tenant shall, at all times, comply with all local, state and federal laws, rules and regulations governing the use, handling and disposal of Hazardous Material in and at the Premises including, but not limited to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C, §6901 et. seq. (42 U.S.C. §6903) and any additions, amendments, or modifications thereto and the laws of the Commonwealth of Pennsylvania. As used herein, the term "Hazardous Material" shall mean any hazardous or toxic substance, material or waste which is, or becomes, regulated by any local or state government authority in which the Premises is located or the United States Government, Landlord and its agents shall have the right, but not the duty, to inspect the Premises at any time to determine whether Tenant is complying with the terms of this Section. If Tenant is not in compliance with this Section, Landlord shall have the right to immediately enter upon the Premises and take whatever actions reasonably necessary to comply including, but not limited to, the removal from the Premises of any Hazardous Material and the restoration of the Premises to a clean, neat, attractive, healthy and sanitary condition. Tenant shall pay all such costs incurred by Landlord ten (10) days after receipt of a bill therefor plus fifteen percent (15%) for administration.
 
(b)
The Tenant shall be responsible for all damages and clean-up costs caused by Tenant resulting from the leaking, discharging or spilling of any gas, oil or petroleum products or other contaminants or Hazardous Material on or into the Premises and/or on and/or into any adjoining premises and/or into the surrounding environment,

 
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(c)
The Tenant shall defend, indemnify and hold harmless the Landlord of, from and against any and all suits, claims and causes of action and any loss, costs, expenses, fines or penalties (including reasonable attorney's fees), and clean­ up costs which the Landlord may incur or become liable to pay arising out of the breach by the Tenant of any of its obligations contained in Sections "17.32(a)" and "17.32(b)" above.
 
(d)
Landlord shall, at all times, comply with all local, state and federal laws, rules and regulations governing the use, handling and disposal of Hazardous Material in and at the Premises including, but not limited to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C. §6901 et. seq. (42 U.S.C. §6903) and any additions, amendments, or modifications thereto and the laws of the Commonwealth of Pennsylvania. As used herein, the term "Hazardous Material" shall mean any hazardous or toxic substance, material or waste which is, or becomes, regulated by any local or state government authority in which the Premises is located or the United States Government. Tenant and its agents shall have the right, but not the duty, to inspect the Premises at any time to determine whether Landlord is complying with the terms of this Section, If Landlord is not in compliance with this Section, Tenant shall have the right to immediately enter upon the Shopping Center and take whatever actions reasonably necessary to comply including, but not limited to, the removal from the Premises of any Hazardous Material and the restoration of the Premises to a clean, neat, attractive, healthy and sanitary condition. Landlord shall pay all such costs incurred by Tenant ten (10) days after receipt of a bill therefor plus ten percent (10%) for administration.
 
(e)
The Landlord shall be responsible for all damages and clean-up costs caused by the Landlord resulting from the leaking, discharging or spilling of any gas, oil or petroleum products or other contaminants or Hazardous Material on or into the Premises and/or on and/or into any adjoining premises and/or into the surrounding environment. The Landlord represents that, to its knowledge, there are no gas, oil, or petroleum products or other contaminants or Hazardous Materials located on the property in violation of applicable law. To Landlord's knowledge, (i) there are no underground storage tanks under the Premises, (ii) there is no notice of intent to sue, notice of violation, citation, warning or similar notification under any Environmental Law regarding the Premises, and (iii) there is no investigation or inquiry by any "Governmental Authority" (as hereinafter defined) concerning the Property. "Governmental Authority" shall mean all federal, state, county, municipal and local departments, commissions, boards, bureaus, agencies and offices thereof, having or claiming jurisdiction over all or any part of the Demised Premises or Shopping Center or the use thereof. The Landlord will provide the Tenant with the most recent environmental audit reports in its possession.
 
(f)
The Landlord shall defend, indemnify and hold harmless the Tenant of, from and against any and all suits, claims and causes of action and any loss, costs, expenses, fines or penalties (including reasonable attorney's fees), and clean­ up costs which the Tenant may incur or become liable to pay arising out of the breach by the Landlord of any of its obligations contained in Sections "17.32(d)" and "17.32(e)" above.
 
17.33
INTENTIONALLY OMITTED.
 
17.34
LANDLORD'S TITLE. Landlord represents that it is well seized of and has good title to the Demised Premises and all improvements located on it on the date of this Lease, free and clear of all liens, encumbrances, easements, tenancies and restrictions except easements and restrictions and liens of record.

 
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17.35
Landlord hereby represents and warrants to Tenant that it has full right, power and authority to enter into this Lease for the term herein granted and Landlord covenants and agrees with Tenant that upon Tenant paying the rent, additional rents and other charges due hereunder, and observing and performing all the terms, covenants and conditions on Tenant's part to be observed and performed, Tenant may peaceably and quietly enjoy the Premises, free from any interference, molestation or acts of Landlord or of anyone claiming by, through or under Landlord, subject, nevertheless, to the terms and conditions of this Lease.
 
17.36
PARKING.
 
(a)
Landlord shall provide for the Shopping Center a number of parking spaces equal to or greater than the minimum number of spaces required under applicable law.
 
(b)
Landlord shall provide Tenant with ten (10) exclusive parking spaces and fourteen (14) non-exclusive parking spaces (which shall be identified as all parking spaces within the Tax Parcel as shown on Exhibit "S"), provided, however, that Landlord shall not be responsible in any way for preventing customers of other tenants within the Shopping Center or other third parties from parking in such exclusive parking spaces.
 
17.37
EASEMENTS. In the event that Landlord subdivides the property compromising the Shopping Center, Landlord agrees to execute any required easements as may be necessary to insure Tenant has utility services, access to the parking areas and ingress and egress to and from the Premises.
 
ARTICLE XVIII
 
RIGHTS OF EXTENSION
 
18.
RIGHTS OF EXTENSION. Landlord hereby agrees that Tenant shall have the right to extend the term of this Lease for two (2) periods of five (5) years each and one (1) period of four (4) years, eleven (11) months. The first five (5) year period shall immediately follow the expiration of the initial Lease Term (specified in Section "1.2" above) and the second five (5) year period shall follow the expiration of the first extension term and the four (4) year, eleven (11) month period shall immediately follow such second extension term and shall be at the Minimum Rent and Additional Rent for said respective extension term as set forth in Section "1.2" and upon all of the other terms, conditions and provisions of this Lease; provided, however, the foregoing rights of extension shall be deemed exercised unless Tenant gives Landlord written notice of its election not to extend the term of this Lease no later than six (6) months prior to the expiration of the then current Lease Term. Notwithstanding any of the other terms and conditions set forth in this Article XVIII, the term of this Lease shall not be extended for any option period in the event that the Tenant is in default of any of the terms and conditions of this Lease on the part of the Tenant to be kept, observed and performed beyond any applicable time period in which Tenant may cure the default.
 
Notwithstanding the aforesaid, the parties understand and agree that, in no event shall the term of this Lease extend beyond a period of twenty-nine (29) years and eleven (11) months.

 
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ARTICLE XIX
 
RIGHT OF FIRST REFUSAL
 
19.
If a separate subdivision is obtained for the Tax Parcel by the Landlord and the Landlord offers the Tax Parcel only for sale, then Tenant shall have the Right of First Refusal to purchase the Tax Parcel, including the Premises, upon the same terms and conditions as a bonafide offer (the "Offer") presented by Landlord to Tenant as set forth below. Landlord shall give Tenant notice in writing of the terms and conditions of the Offer and Tenant shall have twenty (20) days to agree to purchase the Tax Parcel upon the same terms and conditions as contained in the Offer. If Tenant fails to respond or declines to purchase the Premises, Tenant shall be deemed to have waived its Right to Purchase the Tax Parcel. If the Tax Parcel is actually sold, this right shall be terminated and of no further force or effect. If Tenant accepts the Offer, it shall close such transaction within thirty (30) days of the date of such acceptance and such acceptance shall be without condition or contingency.   If Tenant fails to close on the terms of the Offer which was accepted, Tenant's Right of First Offer shall be deemed waived and Landlord may enforce any rights against the Tenant, including a claim for any losses or damages and the right of specific performance. This Right of First Refusal shall at all times be subject and subordinate to any and all lender financing and shall be subject and subordinate to the sale by any lender of the Tax Parcel to a third party or a purchaser at a foreclosure sale or a deed in lieu of foreclosure. This right shall not apply to the sale of the entire Shopping Center or to a portion of the Shopping Center which includes the Tax Parcel together with other property within, but not all of, the Shopping Center.
 
ARTICLE XX
 
LEASEHOLD MORTGAGE
 
20.1
LEASEHOLD MORTGAGE. Tenant and every successor and assignee of Tenant is hereby given the right by Landlord, in addition to any other rights herein granted, without Landlord's prior written consent, to mortgage its interest in this Lease under a leasehold mortgage one or more times and to assign Tenant's interest under this Lease as collateral security for such mortgage upon the condition that all rights acquired under such mortgage shall be subject to each and all of the covenants, conditions and restrictions set forth in this Lease, and to all rights, interest and estate of Landlord herein, none of which covenants, conditions or restrictions are or shall be waived by Landlord by reason of the right so given to mortgage such interest, except as expressly provided herein. If Tenant and/or Tenant's successors and assigns shall mortgage their leasehold interest (a "Leasehold Mortgage") and if the holder(s) of such mortgage (a "Leasehold Mortgagee") shall send to Landlord written notice specifying the name and address of the mortgagee (any such lender that shall have given such notice only if such lender is not an affiliate of Tenant shall be deemed a "Recognized Mortgagee" and any mortgage held by such Recognized Mortgagee, a "Recognized Mortgagee"), Landlord agrees that so long as any such Recognized Mortgage shall remain unsatisfied of record or until written notice of satisfaction is given by the holder to Landlord, the following provisions shall apply;
 
(a)           In the event Recognized Mortgage exercises its right to execute on its security interest in the Lease, Recognized Mortgagee shall acquire all Tenant's rights under this Lease, including options to renew, and shall agree to comply with and otherwise by bound by the terms and conditions of this Lease from and after the effective date of such assignment while (or with respect to any period of time that) Recognized Mortgagee or its designee is in possession of the Demised Premises, Recognized Mortgagee shall cure any monetary and non-monetary defaults of Tenant which arise prior to the date of any assignment of this Lease to Recognized Mortgagee or its designee. In such case, if requested by Recognized Mortgagee, Landlord and Recognized Mortgagee shall cooperate in executing a new lease for the Premises in accordance with this Lease. On request by Recognized Mortgagee, Landlord shall deliver a Landlord's estoppel to Recognized Mortgagee confirming that the Lease is in full force and effect, and whether there are any outstanding defaults.
 
(b)           Except following an event of default, as set forth in Paragraph (d) below, there shall be no cancellation, surrender or modification of this Lease by joint action of Landlord and Tenant without the prior consent in writing of the Recognized Mortgagee;

 
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(c)           On request by Tenant, Landlord shall deliver a Landlord's estoppel to Tenant's proposed leasehold mortgagee and to Tenant's Recognized Mortgagee, confirming that the Lease is in full force and effect, and whether there are any outstanding defaults;
 
(d)           Landlord shall, upon serving Tenant with any notice of default, simultaneously serve a copy of such notice upon the Recognized Mortgagee who has given Landlord written notice as aforesaid, which default notice shall be served upon such Recognized Mortgagee in the manner specified in 17.6 of this Lease, Landlord shall only be required to provide written notice of default to Recognized Mortgagee if Landlord is required to provide written notice of default to Tenant. Upon written request by Recognized Mortgagee at any time after Landlord has provided a default notice to Tenant, Landlord will provide written confirmation of Tenant's cure or failure to cure the default. If Tenant shall not cure any such defaults within such time period, the Recognized Mortgagee shall have a period of twenty (20) days more, in the case of a monetary default, and thirty (30) days more, in the case of all other defaults, than is given to Tenant to cure such default (or to commence and diligently pursue such cure), to remedy the default in question and the Landlord shall accept such performance on the part of the Recognized Mortgagee as though the same had been done or performed by the Tenant.
 
(e)           Anything herein contained notwithstanding, while such Recognized Mortgage remains unsatisfied of record or until written notice of satisfaction is given by the Recognized Mortgagee to Landlord, if any default in the payment of rent or other monetary sum shall occur which, pursuant to any provision of this Lease entitles Landlord to terminate this Lease and if before the expiration of thirty (30) days following the date of service of termination upon such Recognized Mortgagee, any such Recognized Mortgagee shall have notified Landlord, in writing, of its desire to nullify such notice and shall have paid to Landlord all Rent and other payments herein provided for and then in default, then in such event, Landlord shall not be entitled to terminate this Lease due to such monetary default and any notice of termination theretofore given due to such monetary default shall be void and of no effect.
 
(f)           If this Lease shall be terminated because of Tenant's bankruptcy or other default which cannot by its nature be cured by the Recognized Mortgagee, the Recognized Mortgagee, if any, or its assignee or nominee, shall have the right by written notice to Landlord given within thirty (30) days after notice to the Recognized Mortgagee of such termination to enter into a new lease of the Premises with Landlord for the balance of the term remaining as of the date of any such default, on the same terms and conditions as those contained herein and at the rental prevailing under this Lease and with such rental increases thereafter in accordance with the terms of this Lease. Such new lease, by virtue of the recording of this Lease (or a short form or memorandum thereof), shall have priority equal to this Lease, provided that Landlord shall not be deemed to have made any representation regarding such priority.
 
(g)           A Recognized Mortgagee (or its designee or nominee) may become the legal owner and holder of the interest of Tenant under the Lease, including, without limitation, the interest of Tenant in all improvements erected by Tenant on the Premises, by foreclosure or other enforcement proceedings, or by obtaining an assignment of the Lease in lieu of foreclosure or through settlement of or arising out of any pending or threatened foreclosure proceeding, without Landlord's consent and without any obligation to assume the Lease, but subject to the applicable terms and provisions of the Lease. In the event the Recognized Mortgagee becomes the holder of the interest of Tenant under the Lease, the obligations of the Recognized Mortgagee under the Lease shall be nonrecourse, and Landlord shall look solely to the interest of the Recognized Mortgagee in the Premises for the recovery of any judgment against the Recognized Mortgagee, and Landlord hereby covenants and agrees not to bring any action or suit seeking to impose liability on the Recognized Mortgagee beyond its interest in the Premises. Such right of non-recourse shall be personal to the Recognized Mortgagee or other mortgagee and shall not apply to any other assignee, transferee or other holder of the Lease. Further, the Recognized Mortgagee (or its designee or nominee) shall have the right thereafter to assign the Lease to a "Permitted Assignee" (as hereafter defined), without any requirement for prior notice to or consent by Landlord, but subject to the other terms and provisions of the Lease, provided, that, promptly following such assignment, the Recognized Mortgagee or such assignee shall notify the Landlord of such assignment, including the name and address of the assignee. As used herein, "Permitted Assignee" shall mean an assignee who shall operate a business at the Premises which will not violate any of the Prohibited Uses set forth in this Lease nor violate the terms of any exclusive use now in effect and/or granted by Landlord after the date of this Lease.

 
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(h)           Upon the delivery to Landlord of a duplicate original of an instrument of assignment containing the assignee's assumption of the Lease (subject to the provisions of the Lease), such assignee of the Recognized Mortgagee shall become Tenant, and shall be substituted for the Recognized Mortgagee as the owner and holder of the Lease for all purposes, as of the effective date of such assignment (and from and after the effective date of such assignment), the Recognized Mortgagee (or its designee or nominee) shall be relieved from all liability under the Lease.
 
(i)           If more than one Recognized Mortgagee has exercised any of the rights afforded by this section, only that Recognized Mortgagee, to the exclusion of all other Recognized Mortgagees, whose Recognized Mortgage is most senior in lien shall be recognized by Landlord as having exercised such right, for so long as such Recognized Mortgagee shall be diligently exercising its rights under this Lease with respect thereto, and thereafter only the Recognized Mortgagee whose Recognized Mortgage is next most senior in lien shall be recognized by Landlord, unless such Recognized Mortgagee has designated a Recognized Mortgagee whose mortgage is junior in lien to exercise such right. If the parties shall not agree on which Recognized Mortgage is prior in lien, such dispute shall be determined by a title insurance company chosen by Landlord, and such determination shall bind the parties Landlord shall enter into a Landlord-Lender Agreement if so requested by the Recognized Mortgagee, confirming Landlord's agreements hereunder and otherwise in commercially reasonable form, including provisions that may make commercially reasonable modifications to this Lease. If requested by Tenant or Recognized Mortgagee, Landlord shall also cause its fee mortgagee to execute and deliver a lender non-disturbance agreement in substantially the form attached hereto.
 
20.2
EFFECT OF TERMINATION OF LEASE ON LEASEHOLD MORTGAGE. In the event of termination of this Lease, or of any succeeding lease made pursuant to the provisions of this Section, prior to the stated expiration date thereof, at the request of Leasehold Mortgagee, Landlord will enter into a New Lease of the Premises with the Leasehold Mortgagee, or, at the request of such Leasehold Mortgagee, to a corporation or partnership formed by or on behalf of such Leasehold Mortgagee, or by and on behalf of the holders of notes secured by the Leasehold Mortgage held by such Leasehold Mortgagee, or, at the request of such Leasehold Mortgagee, to such other persons as such Leasehold Mortgagee shall designate (provided that it meets the requirements of an assignee under this Lease), for the remainder of the Term, effective as of the date of such termination of this Lease or any succeeding lease, at the Rent and upon the terms, covenants, and conditions herein contained, subject to the additional conditions listed below;
 
(a)           Such Leasehold Mortgagee makes written request upon Landlord for such New Lease within thirty (30) days from the date of such termination and such written request is accompanied by payment to Landlord of all amounts then due to Landlord.
 
(b)           Such Leasehold Mortgagee pays, or causes to be paid, to Landlord at the time of execution and delivery of the New Lease, any and all sums that would at the time of execution and delivery thereof be due under this Lease, but for such termination and pays or causes to be paid any and all expenses, including reasonable attorneys' fees, court costs, and disbursements incurred by Landlord in connection with any such default and termination, as well as in connection with the execution and delivery of such New Lease, less the net income, if any, collected by Landlord from the use of the Premises subsequent to the date of termination of this Lease and prior to the execution and delivery of the New Lease.

 
36

 

(c)           Such New Lease executed and delivered in accordance with the provisions of this Section shall provide that, with respect to each and every sublease that immediately prior to the termination of the Term was superior to the legal operation and effect of the Leasehold Mortgage held by the Leasehold Mortgagee that obtained such New Lease by entering into such New Lease, the tenant thereunder shall be deemed to have recognized the subtenant under the sublease, pursuant to the terms of the sublease, as though the sublease had never terminated but had continued in full force and effect after the termination of the Term of this Lease, and such tenant shall be deemed to have assumed all of the obligations of the sublandlord under the sublease accruing from and after the termination of the Term; provided that the obligation of the tenant under such New Lease on any covenant of quiet enjoyment, express or implied, contained in the sublease shall be limited to the acts of such tenant and those claiming by, under, or through such tenant. Upon execution and delivery of a New Lease, all subleases that may previously have been assigned and transferred to Landlord shall thereupon be assigned and transferred without recourse by Landlord to the new tenant.
 
[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 
37

 

WITNESS the execution hereof, under seal, as of the date first set forth in Section "1.2" above as the date of this Lease, in any number of counterpart copies, each of which shall be an original for all purposes.
 
 
JOSEPH I LIMITED PARTNERSHIP
 
       
       
 
By:
/s/ Jeanne Joseph
 
 
Name:
      Jeanne Joseph
 
 
Title:
      Partner
 
       
       
 
EMBASSY BANK FOR THE LEHIGH VALLEY
 
       
       
 
By:
/s/ David M. Lobach Jr.
 
 
Name:
      David M. Lobach Jr.
 
 
Title:
      CEO
 
 
COMMONWEALTH OF PENNSYLVANIA     )
                                                                                  )ss.:
COUNTY OF NORTHAMPTON                         )
 
On the 25th day of  March in the year 2009, before me, the undersigned, personally appeared Jeanne Joseph, personally known to me or proved to me on the basis of satisfactory evidence to be the individual(s) whose name(s) is (are) subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and that by his/her/their signature(s) on the instrument, the individual(s), or the person upon behalf of which the individual(s) acted, executed the instrument, and that such individual made such appearance before the undersigned in the City/Town of Easton, State of Pennsylvania
 
  /s/ Mary A. Dieter
 
Notary Public
 
 
COMMONWEALTH OF PENNSYLVANIA     )
                                                                                  )ss.:
 COUNTY OF NORTHAMPTON                        )
 
On the 25th day of March in the year 2009, before me, the undersigned, personally appeared David M. Lobach Jr., personally known to me or proved to me on the basis of satisfactory evidence to be the individual(s) whose name(s) is (are) subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and that by his/her/their signature(s) on the instrument, the individual(s), or the person upon behalf of which the individual(s) acted, executed the instrument, and that such individual made such appearance before the undersigned in the City/Town of Easton, State of Pennsylvania.
 
  /s/ Lorraine A. Serencsits
 
Notary Public

 
 

 
 
EXHIBIT "S"
 
SITE PLAN

 
 

 


 
 

 



 
 

 

 

 
EXHIBIT "C"
 
COMMENCEMENT AGREEMENT
 
This  Commencement Agreement,   made  this         day of 2009,   by  and between 
                                                                                                                                                           
(hereinafter  called  "Landlord")   and 
                                                                                                                                                            
(hereinafter called  "Tenant").
 
                                                                             WITNESSETH:
 
WHEREAS , Landlord and Tenant have entered into a Lease, covering premises containing approximately                                     square feet located at the                                                                                                                         .
 
WHEREAS , Landlord and Tenant have a desire to mutually enter into a Commencement Agreement establishing the actual date of the commencement of the term of said Lease,
 
NOW THEREFORE , Parties hereto agree as follows:
 
The date of execution of the Lease for the Premises was                2009.
 
The " Commencement Date " (commencement of lease term) was                     2009.
 
The term of the Lease by and between Landlord and Tenant dated shall actually commence on                                             .  The initial term of said Lease shall terminate on, subject to Tenant's option to renew the term of the Lease for up to          additional terms of           years each.
 
IN WITNESS WHEREOF , the parties hereto have executed this Commencement Agreement as of the day and year above written.
 
Witness:
 
Landlord:
     
     
By:
 
By:
 
   
Name:
 
   
Title:
 
   
Date:
 
       
Witness:
 
Tenant:
     
By:
 
By:
 
   
Name:
 
   
Title:
 
   
Date:
 

 
 

 

EXHIBIT "D"
 
PAD DELIVERY NOTICE
 
BUILDING PAD/CERTIFICATION FORM
 
   
Date
 
Engineer
 
Surveyor
 
Grading
 
Const. Mgr.
 
 
 
CERTIFICATION
 
I certify that the building pad for the above referenced project, has been constructed in accordance with the Plans and Specifications, dated                                         , prepared by                                                        
 
All earth cuts and fills have been installed competently, properly and have been compacted under the supervision of the below certifying Engineer. The building pad has been acceptably prepared to support the proposed construction.
 
   
Engineer (signature)
 
Date
   
Registration No.
   
Expiration Date
   

 
 

 
 
EXHIBIT "L"
 
LANDLORD'S WORK
 
A.         Landlord's Work. Landlord, at its expense, will be responsible for performing all site work within the Tax Parcel excluding the work to be done by Tenant as shown on Exhibit "T", and not including any work upon or within the Pad except as specifically provided in subsection (B) below. Landlord's work will include all grading, drainage and storm water management facilities, driveway and parking area paving, curbing, site lighting and landscaping, other than work to be performed upon and within the Pad, which shall be performed by Tenant except for Landlord's responsibilities set forth in subsection (B).
 
B.         Preliminary Site Work. Landlord will deliver the Pad to Tenant with the "Preliminary Site Work" described in this subsection (B) having been performed and completed, as promptly as possible, but in no case later than sixty (60) days after Landlord received Site Plan approval for the Development Parcel, subject to the terms of this Lease, including, but not limited to, Section 3.2. Landlord will clear the area within the Pad and grade and compact disturbed soil within the Pad to within 2" of its finished subgrade as shown on the Drawings. Such compaction shall be performed to within approximately ninety-five percent (95%) of maximum density, verified by a compaction report delivered to Tenant by Landlord's engineer. Landlord will bring sanitary sewer, electricity, natural gas, telephone and cable conduits, one inch (1") water line, and, if required by the applicable governmental authorities, within five (5) feet of the proposed footprint for the Building, with Tenant's cooperation, arrange for the appropriate utility companies to install conduit for telephone and cable television to the Pad. Any costs of such installation that the utility companies are not required go bear and have not agreed to bear shall be paid by Landlord, based on standard charges for standard installation (which, as to electric service, shall be 120/208 volt 400 amp service, as to water shall be 110 gallons per day, and as to gas shall be 300,000 BTU). Landlord will also complete such other portions of the Landlord's Work (except work to be performed by Tenant) as may be required by the township as a condition precedent for issuance of a building permit for the Building, and/or as may be necessary to provide Tenant with access to the Pad for construction period drainage, and installation of stone base underlying the parking areas around the Pad and connecting the Pad with access to and from Route 248. Landlord's Work shall include installing the curbs abutting the Pad.
 
C.         Final Paving. Tenant shall give Landlord at least sixty (60) days advance written notice of the date when Tenant expects to open for business. Prior to Tenant opening for business, but not necessarily earlier than the opening date of which Tenant has given Landlord at least sixty (60) days prior written notice, subject to force majeure, Landlord shall have installed the finish coat of paving for and completed the striping of, all parking spaces (including the ten (10) exclusive parking areas and the fourteen (14) non-exclusive parking areas).
 
D.         Intentionally left blank.
 
E.         Coordination of Construction. The parties shall cooperate to expedite completion of both Tenant's and Landlord's construction work. To expedite such construction, Landlord and Tenant acknowledge that their respective construction obligations shall be coordinated by performing work simultaneously and jointly in stages, as appropriate.

 
 

 

EXHIBIT "M"
 
MEMORANDUM OF LEASE
 
THIS MEMORANDUM OF LEASE dated                 , 2009 is made by and between                                                                           ("Landlord"), and                                                                                      ("Tenant").
 
Recitals:
 
A.  Landlord entered into a certain lease dated                       (the "Lease") with Tenant covering a portion of those premises commonly known as                       ("Premises").
 
B.  Landlord and Tenant desire to give notice of the Lease and of the terms, conditions and provisions thereof, including the options to extend the term and the use restriction as set forth therein.
 
NOW, THEREFORE, in consideration of the sum of Ten Dollars ($10.00) and other good and valuable considerations, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant agree as follows:
 
1.   Lease Agreement .   Landlord has leased to Tenant and Tenant has leased from Landlord the Premises, together with certain rights and appurtenances thereto, upon and subject to the terms and provisions set forth in the Lease, which includes the permitted use of a bank and related uses.
 
2.      Term .   The Term of the Lease shall commence on the Rent Commencement Date as defined in the Lease, and unless sooner terminated or extended pursuant to the provisions thereof, expires on the Expiration Date as defined in the Lease.
 
3.   Extension Options .   The Lease grants to Tenant the right and option, subject to certain conditions, to extend the Initial Term for                                                                         .
 
4.     Notice.   The purpose of this Memorandum is to give notice of the Lease of all the provisions thereof, including extension options, to the same extent as if fully set forth herein. If and to the extent of any conflict between the provisions of the Lease and those set forth in this Memorandum, the provisions of the Lease shall control.
 
IN WITNESS WHEREOF , Landlord and Tenant have executed and delivered this instrument as of the day and year first above written.
 
LANDLORD:
 
   
   
TENANT:
 
   

 
 

 

COMMONWEALTH OF                                        )
COUNTY OF                                                             )   ss:
 
On this                       day of                                           , in the year 2009, before me, the undersigned, personally appeared                                                                                          personally known to me or proved to me on the basis of satisfactory evidence to be the individual(s) whose narne(s) are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and that by his/her/their signature(s) on the instrument, the individual(s), or the person upon behalf of which the individual(s) acted, executed the instrument.
 
   
 
Notary Public
 
COMMONWEALTH OF                                        )
COUNTY OF                                                            )   ss:
 
On this                       day of                                           , in the year 2009, before me, the undersigned, personally appeared                                                                                          personally known to me or proved to me on the basis of satisfactory evidence to be the individual(s) whose name(s) are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and that by his/her/their signature(s) on the instrument, the individual(s), or the person upon behalf of which the individual(s) acted, executed the instrument.
 
   
 
Notary Public

 
 

 

EXHIBIT "T"
 
Tenant's Work
 
Tenant is responsible for all work in connection with the construction of its building, including, but not limited to:
 
(a)
The building, drive-thru canopy and concrete approach slabs per the plans and specifications to be provided by Tenant and approved by Landlord per the terms of this Lease.
 
(b)
Sidewalks around the Building or in the Building Perimeter.
 
(c) 
Landscaping around Building Perimeter.
 
(d)
Backflow preventer, RPZ valves, electrical meters and/or meter cabinets.
 
(e)
Building signage and monument sign including all electrical connections and required services.
 
(f) 
Sub-base under all concrete.
 
Tenant shall also cause its contractor to complete and file the "Tranferee/Co-Permittee Application for a General or Individual NPDES Permit for Stormwater Discharges Associated with Construction Activities".

 
 

 

EXHIBIT "T-l"
 
TENANT'S SIGNS
 
To be approved by Landlord per the terms of this Lease.

 
 

 

EXHIBIT "T-2"
 
MONUMENT SIGNS
 
To be approved by Landlord per the terms of this Lease.

 
 

 

EXHIBIT "U"
 
Prohibited and Exclusive Uses
 
The parties hereto agree, however, that no part of the Premises or the Shopping Center shall be used or occupied for the operation of the following:
 
(a)         Stand alone independent bar or cocktail lounge (unless associated with a restaurant or other establishment permitted hereunder or other permitted use).
 
(b)         Adult book store, massage parlor, or other adult entertainment facility or any facility for the sale or display of adjudicated pornographic materials;
 
(c)         Nightclub, music hall, discotheque, dance hall, billiard or pool hall or bingo parlor;
 
(d)         Off track betting parlor;
 
(e)         Any "second hand" store whose principal business is selling used merchandise, unless similar to a franchised store such as "Play It Again Sports", thrift shops, salvation army and "goodwill" type stores, and similar businesses;
 
(f)          Mobile home park, trailer court, labor camp, junkyard or stockyard (except that this provisions shall not prohibit the temporary use of construction trailers during periods of construction);
 
(g)         Dumping, disposing, incineration or reduction of garbage (exclusive of dumpsters for the temporary storage of garbage and any garbage compactors, in each case which are regularly emptied so as to minimize offensive odors located in the rear of any building);
 
(h)         any facility for the sale of paraphernalia for use with illicit drugs;
 
(i)           Intentionally left blank;
 
(j)          flea market;
 
(k)         central laundry, dry cleaning plant or Laundromat; provided, however, this prohibition shall not be applicable to on-site service oriented to pickup and delivery by the ultimate consumer, including, nominal supporting facilities, as the same may be found in retail shopping districts in the metropolitan area where the Shopping Center is located;

 
 

 

(1)           automobile, truck, trailer, mobile home, or R. V. sales, leasing, display or repair (except that the sale of tires, batteries and products incidental thereto shall be permitted in the outparcel shown on the Site Plan);
 
(m)           living quarters, sleeping apartments, or lodging rooms;
 
(n)           veterinary hospital or animal raising facilities (except that this prohibition shall not prohibit pet shops or any services provided in conjunction therewith or incidental thereto);
 
(o)           funeral home or mortuary;
 
(p)           separate stand-alone newsstand:
 
(q)           any facility using an outside loudspeaker;
 
(r)           any operation primarily used as a warehouse (except mini-warehouses), or for any assembling, manufacturing, distilling, refining, smelting, agricultural, or mining operation;
 
(s)           any carnival, amusement park, or circus or adult, teenage or children entertainment facility or amusement center;
 
(t)           any gas station, car wash or auto repair or body shop;
 
(u)           any arcade, pinball or computer gameroom, unless such area is incidental to the Tenant's or occupant's primary use and has no separate entrance.
 
Exclusive Uses
 
Tenant agrees that the Premises shall not violate any of the exclusive uses granted to other tenants in the Shopping Center, as follows:
 
Applebees
 
Landlord agrees not to lease any other space in the Center or sell or lease any outparcel to another casual sit-down restaurant, including, but not limited to, TGI Fridays, Ruby Tuesday, Chili's, Bennigan's, Hooter's, Houlihan's, Max and Erma's, O'Charlies Ground Round or other similar restaurants.

 
 

 

EXHIBIT "V"
 
SUBORDINATION. NONDISTURBANCE AND ATTORNMENT AGREEMENT

 
 

 

Prepared By:
Robert H. Jacobs, Esq.
8 Centre Square
Easton, PA, 18042
(610)253-9389
 
Return To:
Robert H. Jacobs, Esq.
8 Centre Square
Easton, PA, 18042
(610)253-9389
 
SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT
 
This Agreement is made as of                                                          , 2009, by and between Merchants Bank, with an office at 1250 Braden Blvd. Suite 300, Easton, PA 18040 ("Bank"), Joseph I Limited Partnership, with an office at 1510 Bangor Road, Bangor, PA 18013 ("Landlord"), and Embassy Bank for the Lehigh Valley, with an office at 100 Gateway Drive, Bethlehem, PA 18017 ("Tenant").
 
BACKGROUND
 
A.       Landlord and Tenant have executed that certain Lease ("Lease"), dated                                                         , in connection with that certain premises known as a part of the shopping center located on Corriere Road and Route 248 in Lower Nazareth Township, PA (the "Leased Premises").
 
B.           Landlord has executed and delivered to Bank that certain mortgage ("Mortgage"), dated                                                              and duly recorded in the                                                           County Recorder of Deeds Office, Instrument #                                                 , covering the Leased Premises.
 
C.           Tenant desires to be assured of the continued use and occupancy of the Leased Premises under the terms of said Lease in the event of any foreclosure sale, transfer in lieu of foreclosure, or Landlord bankruptcy, relating to the Mortgage or otherwise affecting the Leased Premises.
 
D.           Bank desires to accommodate Tenant subject to the terms set forth herein.

 
 

 

E.        Bank desires that Landlord and Tenant confirm that the said Lease is subordinate to the lien of the said Mortgage.
 
NOW, THEREFORE, for and in consideration of the terms and conditions contained herein, the parties hereto, intending to be legally bound, agree as follows:
 
1.  Subordination of Lease. The lien of the Lease is, and shall at all times during the term of the Mortgage be, subject and subordinate to the provisions and lien of the Mortgage to the extent of the secured indebtedness under the Mortgage.
 
2.  Attainment by Tenant. Tenant agrees that if the interests of Landlord in the Leased Premises shall be transferred to Bank or to any purchaser pursuant to a foreclosure sale, transfer in lieu of foreclosure, or sale or other transfer pursuant to a Landlord bankruptcy (hereafter, collectively "Purchaser"), Tenant shall be bound to Bank or to such Purchaser under all of the terms, covenants and conditions of the Lease for the balance of the term thereof and any extensions or renewals thereof with the same force and effect as if Bank or such Purchaser were the Landlord under the Lease. Tenant does hereby attorn to Bank or such Purchaser as its substitute landlord, said attornment to be effective and self-operative without the execution of any further instrument by any of the parties hereto, immediately upon Bank's or such Purchaser's succeeding to the interest of Landlord in the Leased Premises. Bank or such Purchaser shall be similarly bound by all the terms and conditions set forth in the Lease as substitute Landlord, and subject to any claims, offsets or other remedies afforded to Tenant as provided in the Lease, except that Bank or such Purchaser shall not be liable or responsible in any manner for any act or omission of a previous landlord (including Landlord).
 
A.           Bank agrees that it shall not name or join Tenant as a defendant in any exercise of Bank's rights and remedies arising under the Mortgage, unless applicable law requires Tenant to be made a party thereto as a condition to proceeding against Landlord. In such case, Bank may join Tenant as a defendant only for such purpose and not to terminate the Lease or otherwise adversely affect Tenant's rights under the same.
 
B.           Bank or such Purchaser shall not be bound by any amendments or modification to the Lease, unless made with Bank's written consent.

 
 

 

C.       Bank or such Purchaser shall not be liable or responsible for any payment of rent that Tenant may have made to a prior landlord more than thirty (30) days before the date such payment was due under the Lease.
 
3.  Non-Disturbance. The parties agree that the Lease shall not be terminated and Tenant's use, possession and enjoyment of the Leased Premises shall not be interfered with in the event that Bank or any such Purchaser takes possession of the Leased Premises pursuant to any provisions of the Mortgage or in any foreclosure or other proceeding instituted in connection with the Mortgage or pursuant to a Landlord bankruptcy, so long as Tenant is not in default under the terms and conditions of said Lease.
 
4.  Lease Approval. Bank hereby consents and approves the Lease, including any amendments thereto existing as of the date hereof, and agrees that the exercise by Tenant of the rights, remedies and options provided for therein do not and shall not constitute a default under the Mortgage.
 
5.  Assignment of Rents. In the event Bank, pursuant to an assignment of rents or similar document, gives notice to Tenant that Bank has elected to exercise its rights under such assignment and collect the rents or other charges otherwise payable by Tenant to Landlord under the Lease, Tenant shall thereafter pay to Bank such rents and other charges payable under the Lease, subject to any offsets or counterclaims that Tenant may have as provided in the Lease. Landlord hereby consents to Tenant's payment of the rent and other sums directly to Bank upon Tenant's receipt of any such notice, and releases Tenant from any claim or liability related thereto.
 
6.  Miscellaneous. This Agreement shall bind and benefit the parties, their successors and assigns. This Agreement constitutes the entire agreement among the parties as to the subject matter hereof, and may only be amended by a written instrument executed by all the parties hereto.

 
 

 

IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the date first written above.
 
 
MERCHANTS BANK ("Bank")
 
By:
 
 
Its:
 
     
     
 
JOSEPH I LIMITED PARTNERSHIP ("Landlord")
 
By:
 
 
Its:
 
     
     
 
EMBASSY BANK FOR THE LEHIGH VALLEY ("Tenant")
 
By:
 
 
Its:
 

 
 

 

COMMONWEALTH OF PENNSYLVANIA                   :
    :SS:
COUNTY OF                                                                           :
 
On this, the                  day of                               , 2009, before me, a Notary Public, the undersigned officer, personally appeared                                                                                                                      ,    who acknowledged himself to be the                                                                                       of Merchants Bank ("Bank") and that as such officer, being authorized to do so, executed the foregoing instrument for the purposes therein contained by signing the name of the limited liability company by himself as such officer,
 
IN WITNESS WHEREOF, I hereunto set my hand and official seal.
 
     
 
Notary Public
 
 
 
 
COMMONWEALTH OF PENNSYLVANIA                   :
    :SS:
COUNTY OF                                                                           :
 
On this, the                                day of                               , 2009, before me, a Notary Public, the undersigned  officer, personally appeared                                                                                                                      , who acknowledged himself to be the                                                                                                of Joseph  I  Limited Partnership ("Landlord"), and that as such officer, being authorized to do so, executed the foregoing instrument for the purposes therein contained by signing the name of the corporation by himself as such officer.
 
IN WITNESS WHEREOF, I hereunto set my hand and official seal.
 
     
 
Notary Public
 

 
 

 
 
COMMONWEALTH OF PENNSYLVANIA                   :
    :SS:
COUNTY OF NORTH HAMPTON                                   :
 
On this, the                                day of                               , 2009, before me, a Notary Public, the undersigned officer, personally appeared                                                                                   ,    who acknowledged himself to be the                                                                                          of Embassy Bank for the Lehigh Valley ("Tenant") and that as such officer, being authorized to do so, executed the foregoing instrument for the purposes therein contained by signing the name of the limited liability company by himself as such officer.
 
IN WITNESS WHEREOF, I hereunto set my hand and official seal.
 
     
 
Notary Public
 
 
 


Exhibit 10.10
 
Embassy Bank For the Lehigh Valley
P.O. Box 20405
Lehigh Valley, PA 18002-0405

 
January 1, 2006


Mr. David M. Lobach, Jr.
Walnut Creek Farm
6932 Kings Highway South
Zionsville, PA 18092
 
Dear David:
 
This will set forth our understandings concerning your continued employment as President and Chief Executive Officer of Embassy Bank. This Agreement shall supercede and replace all prior agreements and understandings concerning the terms of your employment.
 
1.            You are retained by the Board of Directors as President and Chief Executive Officer of the Bank. You shall also serve as Vice Chairman of the Board of Directors. As President and Chief Executive Officer, you will be responsible for all operational and business matters affecting the Bank. As Vice Chairman, you agree that if the present Chairman resigns or is unable to serve as such for any reason, you will serve as Chairman of the Board if elected by the Board of Directors.
 
2.             Your compensation will be as follows:
 
(a)           A base annual salary of $240,000 during 2006.
 
(b)           You will receive an annual bonus as determined by the Board of Directors annually.
 
(c)           After 2006, you will receive salary and bonus increases as approved by the Board of Directors. For 2007, it is contemplated that the increase will be in the area of 10% to 15%. Your future bonuses will be limited to a maximum of 30% of salary.
 
(d)           You may elect to defer a portion of your compensation prior to the commencement of any year pursuant to any Deferred Compensation Plan adopted by the Bank.

 
 

 
 
Embassy Bank For the Lehigh Valley
2
January 1, 2006
 
 
(e)           You will participate in the 401(k) plan, health, disability, group life insurance and any other employee benefit plans established by the Bank on the same basis as other full-time employees of the Bank.
 
(f)            You will receive six weeks of paid vacation per year.
 
(g)           You will be reimbursed for all ordinary and necessary business expenses incurred by you on behalf of the Bank including an automobile allowance of $575.00 per month for the use of a personally owned automobile for bank business.
 
(h)           You will receive stock options during each year of your employment by the Bank as awarded by the Board of Directors. At a minimum you shall receive annually options to purchase that number of shares determined by dividing 30% of your salary by the current market value of the Common Stock on the date the options are granted. The option exercise price will be the fair market value of the stock on the date the options are granted. These options will have a term of nine (9) years from the date of grant. All of the options will be qualified stock options which will be issued pursuant to the qualified stock option plan adopted by the Bank.
 
(i)            You will receive a SERP benefit upon your retirement in the subject to the terms of the existing SERP arrangements in place at that time.
 
(j)            The Bank will pay the initial membership fee and the minimum monthly dues for your membership at the Saucon Valley Country Club.
 
3.             The term of your employment shall be perpetual until you attain age 70, unless earlier terminated by you or the Bank in accordance with the provisions set forth below. At age 70 and thereafter, your employment will be on such terms as mutually agreed.
 
The Bank shall have the right to terminate your employment prior to your attaining age 70 and pay no further compensation:
 
(a)           Upon thirty (30) days prior written notice for "cause". For purposes of this Agreement, "cause" is defined as theft, fraud or dishonesty in connection with your duties, your willful failure to follow the lawful and reasonable directives of the Board or your willful and persistent failure to perform your duties as President and CEO.
 
(b)           If you become unable to perform substantially all of your duties due to your permanent disability or death. You will be considered permanently disabled if you are considered as such under the Bank's disability' benefit plan in which you participate.

 
 

 
 
Embassy Bank For the Lehigh Valley
3
January 1, 2006
 
 
(c)           If you voluntarily resign your employment, except as provided in paragraph 3(d) below.
 
(d)           Upon written notice from the Board of Directors for any other reason effective five years from the date of the notice. Provided, however that in the case of any notice of termination under this paragraph 3(d), if you give notice of your intent to resign within six months of your receipt of such notice, you shall receive in lieu of any other compensation due you, an amount equal to five times the base salary and minimum bonus you are receiving as of the date of such resignation. Such amount shall be paid in five equal annual installments, the first to be paid on the effective date of your resignation and thereafter on the four successive anniversaries of such affective date. In addition, for a period of five years following such resignation, you shall receive all 401(k) benefits and health insurance coverages you are receiving as of the date of your resignation.  You agree to give at least six months prior written notice of your intent to resign under the provisions of this paragraph 3(d).
 
4.            You will cooperate with the Bank by appearing for any required physical examinations and providing any required medical information so that the Bank may obtain "key man" life insurance on your life naming the Bank as beneficiary.
 
5.            In consideration of our commitment to you, you agree that for a period of one year from any termination of your employment, you will not become employed by or associated with any other bank or group of persons or entities forming a bank if the new bank or your place of employment is within fifty (50) miles of the principal office of the Bank at 100 Gateway Plaza.
 
6.            At the request of either party, all disputes concerning the employment relationship, except for the non-compete clause contained in Paragraph 5 above, will be settled   by binding arbitration to be held in Bethlehem, Pennsylvania pursuant to the rules and regulations of the American Arbitration Association.
 
7.            We have agreed to a severance pay arrangement in the event the Bank (or a bank holding company controlling the Bank) is acquired by or merges into or with another banking institution, bank holding company or any other entity. In the event such a transaction is consummated during your employment and results in another entity obtaining control (through stock ownership, board membership, or otherwise) of the operation and management of the Bank (or a bank holding company controlling the Bank), the following severance arrangements shall apply:
 
(a)           If within two years of the change in control (i) you receive notice that your employment is being terminated under paragraph 3(d) above; or (ii) you voluntarily resign for any reason, you will receive in a single lump sum, in lieu of any other compensation due you, five times the annual base salary and minimum bonus you are receiving as of the date of your termination. In addition, for a period of five years from such termination or resignation after a change in control you will continue to receive all 401 (k) benefits and health insurance coverages which you are receiving as of the date of such termination.

 
 

 
 
Embassy Bank For the Lehigh Valley
4
January 1, 2006
 
 
8.             In the event you die during the payout period of any termination pay due you under paragraph 3(d) above, any remaining installments shall be paid to your estate.
 
9.             If the foregoing correctly sets forth our understandings, please sign and return one copy of the letter to me.
 
 
 
Embassy Bank For the Lehigh Valley
     
     
 
By
/s/ Elmer Gates
   
Elmer Gates
   
Chairman of the Board


The foregoing is agreed and accepted


/s/ David M. Lobach
 
David M. Lobach, Jr.
 


 
COMMONWEALTH OF PENNSYLVANIA
 
Notarial Seal
 
Kristin A. Wannisky, Notary Public
 
Hanover Twp., Northamption County
 
My Commission Expires Dec. 26, 2009
 
Member, Pennsylvania Association of Notaries
   
   
 
/s/ Kristin A. Wannisky




Exhibit 10.11

Embassy Bank For the Lehigh Valley
P.O. Box 20405
Lehigh Valley, PA 18002-0405


January 1, 2006


Ms. Judith A. Hunsicker
328 West Street
Bethlehem, PA 18018

Dear Judith:

This will set forth our understandings concerning your continued employment as Chief Operating Officer, Chief Financial Officer, Secretary and Treasurer of Embassy Bank, This Agreement shall supercede and replace all prior agreements and understandings concerning the terms of your employment.

1.              You are retained by the Board of Directors as Chief Operating Officer, Chief Financial Officer, Secretary and Treasuer of the Bank. You will be responsible for all operational, business and financial matters affecting the Bank under the direction of David M. Lobach, Jr., the CEO, and the Board of Directors.

2.              Your compensation will be as follows:

(a)       A base annual salary of $165,000 during 2006.

(b)       You will receive an annual bonus as determined by the Board of Directors annually.

(c)       After 2006,  you  will  receive  salary and bonus increases as approved by the Board of Directors. For 2007, it is contemplated that the increase will be in the area of 10% to 15%. Your future bonuses will be limited to a maximum of 30% of salary.

(d)       You may elect to defer a portion of your compensation prior to the commencement of any year pursuant to any Deferred Compensation Plan adopted by the Bank.

(e)       You will participate in the 401(k) plan, health, disability, group life insurance and any other employee benefit plans established by the Bank on the same basis as other full-time employees of the Bank.

 
 

 

Embassy Bank For the Lehigh Valley
 2
January 1, 2006

(f)       You will receive five weeks of paid vacation per year.

(g)       You will be reimbursed for all ordinary and necessary business expenses incurred by you on behalf of the Bank.

(h)       You will receive stock options during each year of you. employment by the Bank as awarded by the Board of Directors. At a minimum you shall receive annually options to purchase that number of shares determined by dividing 30% of your salary by the current market value of the Common Stock on the date the options are granted. The option exercise price will be the fair market value of the stock on the date the options are granted. These options will have a term of nine (9) years from the date of grant. All of the options will be qualified stock options which will be issued pursuant to the qualified stock option plan adopted by the Bank.

(i)        You will receive a SERP benefit upon your retirement subject to the terms of the existing SERP arrangements in place at that time.

3.             The term of your employment shall be perpetual until you attain age 70, unless earlier terminated by you or the Bank in accordance with the provisions set forth below. At age 70 and thereafter, your employment will be on such terms as mutually agreed.

The Bank shall have the right to terminate your employment prior to your attaining age 70 and pay no further compensation:

(a)      Upon thirty (30) days prior written notice for "cause".    For purposes of this Agreement, "cause" is defined as theft, fraud or dishonesty in connection with your duties, your willful failure to follow the lawful and reasonable directives of the Board or your willful and persistent failure to perform your duties as Chief Operating Officer, Chief Financial Officer, Secretary and Treasurer.

(b)       If you become unable to perform substantially all of your duties due to your permanent disability or death. You will be considered permanently disabled if you are considered as such under the Bank's disability benefit plan in which you participate,

(c)       If you voluntarily resign your employment, except as provided in paragraph 3(d) below.

 
 

 
 
Embassy Bank For the Lehigh Valley
3
January 1, 2006

(d)       Upon written notice from the Board of Directors for any other reason effective five years from the date of the notice. Provided, however that in the case of (i) any notice of termination under this paragraph 3(d) or (ii) the election of any person other than David M. Lobach, Jr. or yourself as Chief Executive Officer of the Bank, if you give written notice of your intent to resign within six months of either of such events, you shall receive in lieu of any other compensation due you, an amount equal to five times the base salary and bonus you are receiving as of the date of such resignation. Such amount shall be paid in five equal installments, the first to be paid on the effective date of youR resignation and thereafter on the four successive anniversaries of such effective date.  In addition, for a period of five years following such resignation, you shall receive all 401(k) benefits and health insurance coverages you are receiving as of the date of your resignation.  You agree to give at least six months prior written notice of your intent to resign under the provisions of this paragraph 3(d).

4.             You will cooperate with the Bank by appearing for any required physical examinations and providing any required medical information so that the Bank may obtain "key man" life insurance on your life naming the Bank as beneficiary.

5.              In consideration of our commitment to you, you agree that for a period of one year from any termination of your employment, you will not become employed by or associated with any other bank or group of persons or entities forming a bank if the new bank or your place of employment is within fifty (50) miles of the principal office of the Bank at 100 Gateway Plaza.

6.              At the request of either party, all disputes concerning the employment relationship, except for the non-compete clause contained in Paragraph 5 above, will be settled by binding arbitration to be held in Bethlehem, Pennsylvania pursuant to the rules and regulations of the American Arbitration Association.

7.              We have agreed to a severance pay arrangement in the event the Bank (or a bank holding company controlling the Bank) is acquired by or merges into or with another banking institution, bank holding company or any other entity. In the event such a transaction is consummated during your employment and results in another entity obtaining control (through stock ownership, board membership, or otherwise) of the operation and management of the Bank (or a bank holding company controlling the Bank), the following severance arrangements shall apply:

(a)       If within two years of the change in control (i) you receive notice that your employment is being terminated under paragraph 3(d) above; or (ii) you voluntarily resign for any reason, you will receive in a single lump sum, in lieu of any other compensation due you, five times the annual base salary and minimum bonus you are receiving as of the date of your termination. In addition, for a period of five years from such termination or resignation after a change in control you will continue to receive all 401(k) benefits and health insurance coverages which you are receiving as of the date of such termination.

 
 

 

Embassy Bank For the Lehigh Valley
4
January 1, 2006

8.             In the event you die during the payout period of any termination pay due you under paragraph 3(d) above, any remaining installments shall be paid to your estate.

9.             If the foregoing correctly sets forth our understandings, please sign and return one copy of the letter to me.


  Embassy Bank For the Lehigh Valley
     
  By 
/s/ Elmer Gates
   
Elmer Gates
   
Chairman of the Board


The foregoing is agreed and accepted.
 
   
/s/ Judith A. Hunsicker
 
Judith A. Hunsicker
 
 
 
COMMONWEALTH OF PENNSYLVANIA
Notarial Seal
Kristin A. Wannisky, Notary Public
Hanover Twp., Northampton County
My Commission Expires Dec. 26, 2009
 
Member, Pennsylvania Association of Notaries
   
   
 
/s/ Kristin A. Wannisky
 
 


Exhibit 10.12
 
February 20, 2009



James Bartholomew
Executive Vice President
Embassy Bank
P. O. Box 20405
Lehigh Valley, PA 18002

Dear Jim:

This will set forth our understandings concerning your continued employment with the Bank.  This agreement shall supersede and replace all prior agreements and understandings concerning the terms of your employment.

The term of your employment by the Bank will be three (3) years from February 20, 2009. On each February 20th of your employment, the term of your employment will automatically extend for an additional year beyond the then-existing termination date, so that upon each automatic extension, your employment contract will again have a remaining term of three (3) years.

However, by written notice, the Bank can terminate this Agreement and the employment relationship without “cause” effective three years from the date of the notice.  Additionally, the Bank will have the right to immediately terminate your employment upon thirty (30) days written notice for “cause”.  For purposes of this Agreement, “cause” is defined as theft, fraud or dishonesty in connection with your duties at the Bank, your willful failure to follow the lawful directives of the Board or your willful and persistent failure to perform your duties at the Bank.  Any termination by the Bank cannot be contrary to law or public policy. Additionally, if you become unable to perform your duties due to death or permanent disability, the Bank s obligation to pay any further compensation to you shall terminate as of the date of such death or disability; subject to the terms of any benefit plans and other compensation due you under the Bank s standard personnel policies and plans. You will be considered permanently disabled if you are considered as such under the Bank s disability plan in which you participate.

The Bank shall also have the right to immediately terminate your employment in the event of your voluntary resignation.

 It is intended that by this agreement, the Bank will commit to your employment for not less than a three-year term and provide additional protections to you in the event the Bank is sold or acquired.  In exchange, you will provide certain “non compete” protection to the Bank in the event you voluntarily leave the employ of the Bank.

You will continue to be employed by the Bank as an Executive Vice President and our Senior Commercial Loan Officer.  You will continue to receive your salary and bonuses, including increases thereto, as shall be agreed by you and the Board of Directors from time to time. Your salary will not be less than currently paid.

You will continue to participate in and receive all benefit plans, stock option plans, paid vacations and other leave as are provided to other senior officers of the Bank in accordance with the Bank’s standard personnel policies and the terms of the Bank’s benefit plans.

We have agreed to a severance pay arrangement in the event the Bank (or a bank holding company controlling the Bank) is acquired by or merges into or with another banking institution, bank holding company or other entity.  In the event such a transaction is consummated while you are employed by the Bank and results in another entity obtaining control (through stock ownership, board membership or otherwise) of the operation and management of the Bank (or a bank holding company controlling the Bank), the following severance arrangement shall apply:
 

 
If you are discharged or you resign because your duties, position or title are materially changed, or if your are relocated 50 miles beyond 512 & 22 in Bethlehem, PA, in either case within one year of the effective date of such transaction, you will be paid in a lump sum 300% of the base salary you would have earned had you not been discharged or resigned for such reasons.  In addition, the health and fringe benefits package you are receiving shall continue to be provided to you for a period of one (1) year from the date of your discharge.  The 300% lump-sum payment would be in lieu of any compensation due to you for the remainder of your then current term of employment.

In consideration of our commitment to the above severance arrangement, you agree that for a period of one (1) year from any voluntary resignation of your employment by you, you will not become employed by, or associated with any other bank if that bank s principal office or your place of employment is within fifty (50) miles of the Bank’s offices at 100 Gateway Drive, Hanover Township, Northampton County, Pennsylvania.  You recognize that violation of this clause would cause substantial damages to the Bank.  The foregoing non-compete clause will not apply in the event the Bank (or a bank holding company controlling the Bank) is acquired by or merges into or with another banking institution, bank holding company or other entity and such transaction results in another entity obtaining control of the Bank through stock ownership or otherwise.

If the foregoing correctly sets forth our understandings, please sign and return one copy of this letter to me.

 
EMBASSY BANK FOR THE LEHIGH VALLEY
       
       
 
By
/s/ David M. Lobach Jr.   
   
      David M. Lobach, Jr.
 
       
 
The foregoing is agreed.
       
       
Dated: March 14, 2009
/s/ James Bartholomew  
 
      James Bartholomew
 

 
 


Exhibit 10.13

SUPPLEMENTAL EXECUTIVE RETIREMENT PLAN AGREEMENT


THIS AGREEMENT, made and entered into this 5th day of January, 2009, by and among Embassy Bank (hereinafter referred to as the "Corporation"), a Corporation organized and existing under the laws of Pennsylvania, and David M. Lobach, Jr. (hereinafter referred to as the "Employee").  This agreement replaces in entirety prior agreements dated November 4, 2002, and November 15, 2005, and January 10 th , 2008.

WHEREAS, the Employee has performed his duties in an efficient and capable manner; and

WHEREAS, the Corporation is desirous of retaining the services of the Employee; and

WHEREAS, the Board of Directors has approved the adoption of a Supplemental Executive Retirement Plan as described in this Agreement (the “Plan”); and

WHEREAS, the Employee has been selected to participate in the Plan,

NOW, THEREFORE, for value received and in consideration of the mutual covenants contained herein, the parties agree as follows:

1.
Normal Retirement Supplemental Pension

a.           The Corporation hereby agrees with the Employee that the Employee may retire upon attaining age sixty-five (65), such age hereinafter being called the “Normal Retirement Age.”

b.           Upon the Employee’s retirement on or after Normal Retirement Age, the Corporation shall pay the Employee a supplemental annual pension equal to $140,000; payable in monthly installments and continuing for a period of fifteen (15) years.

 
 

 

2.
Early Retirement or Termination

a.           If the Employee retires or his or her employment with the Corporation is otherwise terminated prior to attaining Normal Retirement Age, then the Corporation will pay the Employee a minimum supplemental pension or 50%, payable in monthly installments and continuing for fifteen years, or in an amount indicated on the following schedule, commencing at the age indicated:

Payment
Commencement Age
% of Normal Retirement
Supplemental Pension
60
50%
61
60%
62
70%
63
80%
64
90%
65
100%
 
3.
Death or Disability

a.           Upon the death of the Employee while actively employed, the Employee’s designated beneficiary shall receive the Normal Retirement Supplemental Pension; payable in monthly installments and continuing for a period of fifteen (15) years.

b.           Upon the death of the Employee while receiving any supplemental pension benefits as provided in this Agreement, the Employee’s designated beneficiary shall receive the remaining payments which would have been due the Employee.

c.           If the Employee ceases employment because of permanent disability, the Employee will be treated as actively employed, for purposes of this Agreement, while such disability continues.  In such event, payments hereunder will commence upon the Employee’s attainment of Normal Retirement Age.  The definition of disability for purposes of this agreement will be the definition utilized in the Corporation’s group disability insurance policy.

 
 

 

d.           If the Employee shall have failed to make an effective designation of beneficiary, or if the individual or individuals so designated shall die prior to receiving all payments required to made to them hereunder and there is no designated alternate beneficiary, then in such event the remaining payments shall be made first to the Employee’s surviving spouse, second the Employee’s surviving children, equally per stirpes if there is no surviving spouse, and finally to the estate of the Employee if there are neither a surviving spouse nor surviving children.

4.
Assignment

Except as otherwise provided herein, it is understood that neither the Employee, nor any person designated by him pursuant to this Agreement, shall have any right to commute, sell, assign, transfer or otherwise convey the right to receive payments to be made hereunder, which payments and the right thereto are expressly declared to be non-assignable and non-transferable.  If such assignment or transfer is attempted, the Corporation may disregard it and continue to discharge its obligations hereunder as though such assignment or transfer were not attempted.

5.
Independent Arrangement

The benefits payable under this Agreement shall be independent of, and in addition to, any other agreement which may exist from time to time between the parties hereto, or any other compensation payable by the Employee’s employer.  This Agreement shall not be deemed to constitute a contract of employment between the parties hereto, nor shall any provisions hereof restrict the right of the Employee’s employer to discharge the Employee or restrict the right of the Employee to terminate his or her employment.

6.
Non-Trust or Fiduciary Obligation

a.           The rights of the Employee under this Agreement and of any beneficiary of the Employee or of any other person who may acquire such rights shall be solely those of an unsecured creditor of the Corporation.  Any insurance policy on the life of the Employee or any other asset acquired by the Corporation in connection with the obligations assumed by it hereunder shall not be deemed to be held under any trust for the benefit of the Employee or his or her beneficiaries or to be security for the performance of the obligations of the Corporation, but shall be, and remain, a general, unpledged, unrestricted asset of the Corporation.

 
 

 

b.           Nothing contained in the Agreement and no action taken pursuant to the provisions of the Agreement shall create or be construed to create a trust of any kind, or a fiduciary relationship between the Corporation and the Employee or his or her beneficiaries.

7.
Change of Control

a.           If the Employee’s employment with the Corporation is involuntarily terminated within two years after a “Change in Control” (as defined below) of the Employee’s employer, payment hereunder will commence immediately in an amount equal to the amount which would have been payable as if Employee were employed until Normal Retirement Age.

b.           As used herein, the term “Change of Control” shall mean that any “person” or “group” within the meaning of Sections 13(d) and 14(d)(2) of the Securities Exchange Act of 1934, as amended (the “Act”) has become the “beneficial owner” as defined in Rule 13d-3 under the Act, of 20% or more of the then outstanding voting securities of the Corporation.

c.           Change in Control is subject to the definition and provisions contained in Internal Revenue Code Section 409A.

8.
Arbitration

a.           Any controversy or claim arising out of or relating to this Agreement shall be settled by arbitration in accordance with Rules of the American Arbitration Association, and judgment upon the award rendered by an arbitrator may be entered in any court having jurisdiction thereof.

 
 

 

b.           The parties hereby submit themselves and consent to the jurisdiction of the Courts of the State of Pennsylvania and further consent that any process or notice of motion, or other application of the Court, or any Judge thereof, may be served outside the State of Pennsylvania by certified mail or by personal service provided that a reasonable time for appearance is allowed.  The arbitrators in any such controversy shall have no authority or power to modify or alter any express condition or provision of this Agreement or to render an award which has the effect of altering or modifying any express condition or provision hereof.

9.
Miscellaneous Provisions

a.           This Agreement shall be binding upon and inure to the benefit of any successor of the Corporation and any such successor shall be deemed substituted for the Corporation under the terms of this Agreement.

b.           This instrument contains the entire Agreement of the parties.  It may be amended only by a writing signed by both of the parties hereto.

c.           This Agreement shall be governed and construed in accordance with the law of the State of Pennsylvania.

d.           The Corporation intends in good faith that this plan comply with Internal Revenue Code 409A.  To the extent any provision of this plan is deemed inconsistent with that section, said provision in hereby expunged and the plan shall be deemed amended to comply with said law and the Corporation shall take such steps as to amend the plan so that it complies in form with Section 409A.

 
 

 

IN WITNESS WHEREOF, the parties have hereunto set their hands and seals, the Corporation by it duly authorized officer, on the day and year first above written.


  /s/ David M. Lobach Jr.
(L.S.)
 
 
David M. Lobach, Jr.
   
       
       
 
(Corporation by)
   
       
       
  /s/ Elmer Gates
(L.S.)
 
 
Corporate Officer
   
 
 


Exhibit 10.14

SUPPLEMENTAL EXECUTIVE RETIREMENT PLAN AGREEMENT


THIS AGREEMENT, made and entered into this 5th day of January, 2009, by and among Embassy Bank (hereinafter referred to as the "Corporation"), a Corporation organized and existing under the laws of Pennsylvania, and Judith A. Hunsicker (hereinafter referred to as the "Employee").  This agreement replaces in entirety prior agreements dated November 4, 2002, November 16, 2005, and January 10, 2008.

WHEREAS, the Employee has performed his duties in an efficient and capable manner; and

WHEREAS, the Corporation is desirous of retaining the services of the Employee; and

WHEREAS, the Board of Directors has approved the adoption of a Supplemental Executive Retirement Plan as described in this Agreement (the “Plan”); and

WHEREAS, the Employee has been selected to participate in the Plan,

NOW, THEREFORE, for value received and in consideration of the mutual covenants contained herein, the parties agree as follows:

1.
Normal Retirement Supplemental Pension

a.           The Corporation hereby agrees with the Employee that the Employee may retire upon attaining age sixty-five (65), such age hereinafter being called the “Normal Retirement Age.”

b.           Upon the Employee’s retirement on or after Normal Retirement Age, the Corporation shall pay the Employee a supplemental annual pension equal to $85,000; payable in monthly installments and continuing for a period of fifteen (15) years.

 
 

 

2.
Early Retirement or Termination

a.           If the Employee retires or his or her employment with the Corporation is otherwise terminated prior to attaining Normal Retirement Age, then the Corporation will pay the Employee a minimum supplemental pension or 50%, payable in monthly installments and continuing for fifteen years, or in an amount indicated on the following schedule, commencing at the age indicated:

Payment
Commencement Age
% of Normal Retirement
Supplemental Pension
60
50%
61
60%
62
70%
63
80%
64
90%
65
100%

3.
Death or Disability

a.           Upon the death of the Employee while actively employed, the Employee’s designated beneficiary shall receive the Normal Retirement Supplemental Pension; payable in monthly installments and continuing for a period of fifteen (15) years.

b.           Upon the death of the Employee while receiving any supplemental pension benefits as provided in this Agreement, the Employee’s designated beneficiary shall receive the remaining payments which would have been due the Employee.

c.           If the Employee ceases employment because of permanent disability, the Employee will be treated as actively employed, for purposes of this Agreement, while such disability continues.  In such event, payments hereunder will commence upon the Employee’s attainment of Normal Retirement Age.  The definition of disability for purposes of this agreement will be the definition utilized in the Corporation’s group disability insurance policy.

 
 

 

d.           If the Employee shall have failed to make an effective designation of beneficiary, or if the individual or individuals so designated shall die prior to receiving all payments required to made to them hereunder and there is no designated alternate beneficiary, then in such event the remaining payments shall be made first to the Employee’s surviving spouse, second the Employee’s surviving children, equally per stirpes if there is no surviving spouse, and finally to the estate of the Employee if there are neither a surviving spouse nor surviving children.

4.
Assignment

Except as otherwise provided herein, it is understood that neither the Employee, nor any person designated by him pursuant to this Agreement, shall have any right to commute, sell, assign, transfer or otherwise convey the right to receive payments to be made hereunder, which payments and the right thereto are expressly declared to be non-assignable and non-transferable.  If such assignment or transfer is attempted, the Corporation may disregard it and continue to discharge its obligations hereunder as though such assignment or transfer were not attempted.

5.
Independent Arrangement

The benefits payable under this Agreement shall be independent of, and in addition to, any other agreement which may exist from time to time between the parties hereto, or any other compensation payable by the Employee’s employer.  This Agreement shall not be deemed to constitute a contract of employment between the parties hereto, nor shall any provisions hereof restrict the right of the Employee’s employer to discharge the Employee or restrict the right of the Employee to terminate his or her employment.

6.
Non-Trust or Fiduciary Obligation

a.           The rights of the Employee under this Agreement and of any beneficiary of the Employee or of any other person who may acquire such rights shall be solely those of an unsecured creditor of the Corporation.  Any insurance policy on the life of the Employee or any other asset acquired by the Corporation in connection with the obligations assumed by it hereunder shall not be deemed to be held under any trust for the benefit of the Employee or his or her beneficiaries or to be security for the performance of the obligations of the Corporation, but shall be, and remain, a general, unpledged, unrestricted asset of the Corporation.

 
 

 

b.           Nothing contained in the Agreement and no action taken pursuant to the provisions of the Agreement shall create or be construed to create a trust of any kind, or a fiduciary relationship between the Corporation and the Employee or his or her beneficiaries.

7.
Change of Control

a.           If the Employee’s employment with the Corporation is involuntarily terminated within two years after a “Change in Control” (as defined below) of the Employee’s employer, payment hereunder will commence immediately in an amount equal to the amount which would have been payable as if Employee were employed until Normal Retirement Age.

b.           As used herein, the term “Change of Control” shall mean that any “person” or “group” within the meaning of Sections 13(d) and 14(d)(2) of the Securities Exchange Act of 1934, as amended (the “Act”) has become the “beneficial owner” as defined in Rule 13d-3 under the Act, of 20% or more of the then outstanding voting securities of the Corporation.

c.           Change in Control is subject to the definition and provisions contained in Internal Revenue Code Section 409A.

8.
Arbitration

a.           Any controversy or claim arising out of or relating to this Agreement shall be settled by arbitration in accordance with Rules of the American Arbitration Association, and judgment upon the award rendered by an arbitrator may be entered in any court having jurisdiction thereof.

 
 

 

b.           The parties hereby submit themselves and consent to the jurisdiction of the Courts of the State of Pennsylvania and further consent that any process or notice of motion, or other application of the Court, or any Judge thereof, may be served outside the State of Pennsylvania by certified mail or by personal service provided that a reasonable time for appearance is allowed.  The arbitrators in any such controversy shall have no authority or power to modify or alter any express condition or provision of this Agreement or to render an award which has the effect of altering or modifying any express condition or provision hereof.

9.
Miscellaneous Provisions

a.           This Agreement shall be binding upon and inure to the benefit of any successor of the Corporation and any such successor shall be deemed substituted for the Corporation under the terms of this Agreement.

b.           This instrument contains the entire Agreement of the parties.  It may be amended only by a writing signed by both of the parties hereto.

c.           This Agreement shall be governed and construed in accordance with the law of the State of Pennsylvania.

d.           The Corporation intends in good faith that this plan comply with Internal Revenue Code 409A.  To the extent any provision of this plan is deemed inconsistent with that section, said provision in hereby expunged and the plan shall be deemed amended to comply with said law and the Corporation shall take such steps as to amend the plan so that it complies in form with Section 409A.

 
 

 

IN WITNESS WHEREOF, the parties have hereunto set their hands and seals, the Corporation by it duly authorized officer, on the day and year first above written.


 
/s/ Judith A. Hunsicker
(L.S.)
 
 
Judith A. Hunsicker
   
       
       
 
(Corporation by)
   
       
       
 
/s/ Elmer Gates
(L.S.)
 
 
Corporate Officer
   
 
 


Exhibit 10.15

SUPPLEMENTAL EXECUTIVE RETIREMENT PLAN AGREEMENT


THIS AGREEMENT, made and entered into this 5th day of January, 2009, by and among Embassy Bank (hereinafter referred to as the "Corporation"), a Corporation organized and existing under the laws of Pennsylvania, and James R. Bartholomew (hereinafter referred to as the "Employee").  This agreement replaces in entirety prior agreements dated April 1, 2006 and February 1, 2008.

WHEREAS, the Employee has performed his duties in an efficient and capable manner; and

WHEREAS, the Corporation is desirous of retaining the services of the Employee; and

WHEREAS, the Board of Directors has approved the adoption of a Supplemental Executive Retirement Plan as described in this Agreement (the “Plan”); and

WHEREAS, the Employee has been selected to participate in the Plan,

NOW, THEREFORE, for value received and in consideration of the mutual covenants contained herein, the parties agree as follows:

1.
Normal Retirement Supplemental Pension

a.           The Corporation hereby agrees with the Employee that the Employee may retire upon attaining age sixty-five (65), such age hereinafter being called the “Normal Retirement Age.”

b.           Upon the Employee’s retirement on or after Normal Retirement Age, the Corporation shall pay the Employee a supplemental annual pension equal to $45,000; payable in monthly installments and continuing for a period of fifteen (15) years.

 
 

 

2.
Early Retirement or Termination

a.           If the Employee retires or his or her employment with the Corporation is otherwise terminated prior to attaining Normal Retirement Age, and after the Employee has been actively employed for at least 10 years, then the Corporation will pay the Employee a supplemental pension, payable in monthly installments and continuing for fifteen years, in an amount indicated on the following schedule, commencing at the age indicated:

Payment
Commencement Age
% of Normal Retirement
Supplemental Pension
   
62
50%
63
60%
64
80%
65
100%

3.
Death or Disability

a.           Upon the death of the Employee while actively employed, the Employee’s designated beneficiary shall receive the Normal Retirement Supplemental Pension; payable in monthly installments and continuing for a period of fifteen (15) years.

b.           Upon the death of the Employee while receiving any supplemental pension benefits as provided in this Agreement, the Employee’s designated beneficiary shall receive the remaining payments which would have been due the Employee.

c.           If the Employee ceases employment because of permanent disability, the Employee will be treated as actively employed, for purposes of this Agreement, while such disability continues.  In such event, payments hereunder will commence upon the Employee’s attainment of Normal Retirement Age.  The definition of disability for purposes of this agreement will be the definition utilized in the Corporation’s group disability insurance policy.

 
 

 

d.           If the Employee shall have failed to make an effective designation of beneficiary, or if the individual or individuals so designated shall die prior to receiving all payments required to made to them hereunder and there is no designated alternate beneficiary, then in such event the remaining payments shall be made first to the Employee’s surviving spouse, second the Employee’s surviving children, equally per stirpes if there is no surviving spouse, and finally to the estate of the Employee if there are neither a surviving spouse nor surviving children.

4.
Assignment

Except as otherwise provided herein, it is understood that neither the Employee, nor any person designated by him pursuant to this Agreement, shall have any right to commute, sell, assign, transfer or otherwise convey the right to receive payments to be made hereunder, which payments and the right thereto are expressly declared to be non-assignable and non-transferable.  If such assignment or transfer is attempted, the Corporation may disregard it and continue to discharge its obligations hereunder as though such assignment or transfer were not attempted.

5.
Independent Arrangement

The benefits payable under this Agreement shall be independent of, and in addition to, any other agreement which may exist from time to time between the parties hereto, or any other compensation payable by the Employee’s employer.  This Agreement shall not be deemed to constitute a contract of employment between the parties hereto, nor shall any provisions hereof restrict the right of the Employee’s employer to discharge the Employee or restrict the right of the Employee to terminate his or her employment.

6.
Non-Trust or Fiduciary Obligation

a.           The rights of the Employee under this Agreement and of any beneficiary of the Employee or of any other person who may acquire such rights shall be solely those of an unsecured creditor of the Corporation.  Any insurance policy on the life of the Employee or any other asset acquired by the Corporation in connection with the obligations assumed by it hereunder shall not be deemed to be held under any trust for the benefit of the Employee or his or her beneficiaries or to be security for the performance of the obligations of the Corporation, but shall be, and remain, a general, unpledged, unrestricted asset of the Corporation.

 
 

 

b.           Nothing contained in the Agreement and no action taken pursuant to the provisions of the Agreement shall create or be construed to create a trust of any kind, or a fiduciary relationship between the Corporation and the Employee or his or her beneficiaries.

7.
Change of Control

a.           If the Employee’s employment with the Corporation is involuntarily terminated within two years after a “Change in Control” (as defined below) of the Employee’s employer, payment hereunder will commence immediately in an amount equal to the amount which would have been payable as if Employee were employed until Normal Retirement Age.

b.           As used herein, the term “Change of Control” shall mean that any “person” or “group” within the meaning of Sections 13(d) and 14(d)(2) of the Securities Exchange Act of 1934, as amended (the “Act”) has become the “beneficial owner” as defined in Rule 13d-3 under the Act, of 20% or more of the then outstanding voting securities of the Corporation.

c.           Change in Control is subject to the definition and provisions contained in Internal Revenue Code Section 409A.

8.
Arbitration

a.           Any controversy or claim arising out of or relating to this Agreement shall be settled by arbitration in accordance with Rules of the American Arbitration Association, and judgment upon the award rendered by an arbitrator may be entered in any court having jurisdiction thereof.

 
 

 

b.           The parties hereby submit themselves and consent to the jurisdiction of the Courts of the State of Pennsylvania and further consent that any process or notice of motion, or other application of the Court, or any Judge thereof, may be served outside the State of Pennsylvania by certified mail or by personal service provided that a reasonable time for appearance is allowed.  The arbitrators in any such controversy shall have no authority or power to modify or alter any express condition or provision of this Agreement or to render an award which has the effect of altering or modifying any express condition or provision hereof.

9.
Miscellaneous Provisions

a.           This Agreement shall be binding upon and inure to the benefit of any successor of the Corporation and any such successor shall be deemed substituted for the Corporation under the terms of this Agreement.

b.           This instrument contains the entire Agreement of the parties.  It may be amended only by a writing signed by both of the parties hereto.

c.           This Agreement shall be governed and construed in accordance with the law of the State of Pennsylvania.

d.           The Corporation intends in good faith that this plan comply with Internal Revenue Code 409A.  To the extent any provision of this plan is deemed inconsistent with that section, said provision in hereby expunged and the plan shall be deemed amended to comply with said law and the Corporation shall take such steps as to amend the plan so that it complies in form with Section 409A.

 
 

 

IN WITNESS WHEREOF, the parties have hereunto set their hands and seals, the Corporation by it duly authorized officer, on the day and year first above written.


 
/s/ James R. Bartholomew
(L.S.)
 
 
James R. Bartholomew
   
       
       
 
(Corporation by)
   
       
       
 
/s/ Elmer Gates
(L.S.)
 
 
Corporate Officer
   
 
 


Exhibit 14.1
 
Embassy Bancorp, Inc.
Code of Conduct (2-09)

Introduction

Directors and officers of Embassy Bancorp, Inc. and other persons having the power to direct the management of the institution stand in a fiduciary relationship to the institution, to its account holders and to its shareholders.  As a result of this fiduciary relationship, Company officers, Directors and other “affiliated persons” have a fundamental duty to avoid placing themselves in positions which create, or which could lead to, conflicts of interest or even the appearance of such conflicts.  Consequently, the Company has adopted a specific Code of Conduct Policy.  This plan is both general and specific in that it takes into consideration the conflict of interest and corporate opportunity regulations and policies that govern all banks, and addresses specifically the Company’s proposed business operations and personnel.

This Code of Conduct Policy identifies areas in which conflicts of interest and usurpations of corporate opportunity could arise; describes policies and actions the Company will institute to avoid abuses in those areas; and establishes procedures for dealing with violations of the institution’s policies.  This plan further describes specific business activities that the Company’s Directors and/or organizers are engaged in, and that the Company also is permitted by law to entertain, and gives a specific plan for dealing with the conflicts of interest and corporate opportunity problems in these areas.  All persons who are affected by this Policy will receive copies of the Policy and will be required to become familiar with it.  Further, all persons will be informed that their continued association with the Company depends upon their full compliance with the institution’s policies.

I.               IDENTIFICATION OF AREAS OF CONFLICT OF INTEREST CONCERN

A.            Conflicts of Interest and Usurpations of Corporate Opportunity

The Board of Directors acknowledges that it constitutes a breach of fiduciary duty for any officer or Director to take advantage of a business opportunity for his/her own or another related person’s personal profit or benefit when the opportunity is one that is within the corporate powers of the Company (or a service corporation) and when the opportunity is of present or potential practical advantage to the Company.

B.             Conflicts of Interest Transactions Prohibited Under Federal Law or Regulation

1.      The Company or any subsidiary may not, directly or indirectly, purchase or lease from, jointly own with, or sell or lease to, an affiliated person of the Company any interest in real or personal property unless the transaction is determined by the Board of Directors to be fair to, and in the best interests of, the Company.  Approval requirements are noted in the section entitled “Specific Policies To Avoid Usurpations of Opportunity and Conflicts of Interest” (hereinafter “Specific Policies”) contained in Section II.B., below.

 
 

 

2.      The Company may make loans to Directors of the Company, corporations in which a Director together with one or more other Directors has a controlling interest, partnerships in which a Director is a general or limited partner, and persons owning over five percent of the depository or its holding company, at rates, terms and conditions that are comparable to those that are available to the general public.

3.      The Company may not invest, either directly or indirectly, in the stock, bonds, notes or any other securities of any affiliated person.

4.      The Company may not, either directly or indirectly, purchase securities under a repurchase agreement from any affiliated person of the Company.

5.      The Company or a subsidiary may not, either directly or indirectly, make any loan to, or purchase (other than through a secondary market, such as the Federal Home Loan Mortgage Corporation) any loan made to, any third party on the security of real property purchased from any affiliated person of the Company, unless the property was a single-family dwelling owned and occupied by the affiliated person as his principal residence.

6.      The Company or a subsidiary may not, either directly or indirectly, make a loan to, or purchase a loan made to, any third party secured by real property with respect to which any affiliated person of the Company holds a security interest.

7.      The Company or a subsidiary may not, either directly or indirectly, accept the stock of the Company held by any affiliated person of the Company as security for a loan to any third party made or purchased by the Company or a subsidiary.

8.      The Company or a subsidiary may not, either directly or indirectly, maintain a compensating balance with respect to a loan made by any third party to any affiliated party of the Company.

9.      The Company or a subsidiary may not, either directly or indirectly, enter into any guarantee arrangement or make any takeout commitment with respect to a loan made by a third party to any affiliated party of the Company.

10.    No affiliated person of the Company may receive, directly or indirectly, from the Company, from a subsidiary of the Company or from any other source, any fee or other compensation of any kind in connection with the procurement of a loan from the Company or any subsidiary of the Company.

11.    No person, including an affiliated person, may give or receive any fee, kickback or item of value for referring business incident to a real estate settlement service, and no person may give or accept any portion, split or percentage of any charges made for rendering such settlement service, in connection with any real estate loan made by the Company.

 
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12.    No officer, Director, employee, agent or attorney of the Company may corruptly ask for or receive anything of value from any person with the intent of influencing or being influenced in connection with any transaction or business of the Company.  This is a Federal criminal offense which, depending upon the value of the item received or requested, may involve imprisonment for up to five years and fine of up to $5,000 or three times the value of the amount given or requested.

13.    The Company may not grant any loan on the prior condition, agreement or understanding that a borrower contract with a specific person for title or other insurance, building materials, construction, legal, real estate agency, brokerage or property management services.

14.    Notwithstanding the provisions of subsections 10 and 11, transactions with businesses for the provision of goods and/or services to be utilized by the Bank for the benefit of the Company, shall not be prohibited with businesses in which an affiliated person is a principal or employee.

C.             Conflicts of Interest Generally

The corporate opportunity and specific conflicts prohibitions noted above may not be all-inclusive of transactions that could create a real or potential conflict of interest.  In addition to these specific provisions and as noted in the Introduction hereto, Directors, officers and other affiliated persons of the Company have a fundamental duty to avoid placing themselves in any position which creates, or which leads to, or could lead to, a conflict of interest or even the appearance of such a conflict between the accomplishment of the purposes of the Company and the personal financial interests of the Directors, officers or other affiliated persons.

II.
SPECIFIC POLICIES TO AVOID USURPATIONS OF OPPORTUNITIES AND CONFLICTS OF INTEREST

The Company recognizes that the potential for abuse in the areas cited in Section I varies with each institution depending upon its Board and management personnel and the activities in which it engages.  This section thus describes the Company’s specific policies to address conflicts and usurpations of corporate opportunities.  The section which follows deals with these areas again in light of the Company’s Board of Directors composition and its proposed business plan.

A.             Identification of Affiliated Persons

 
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Not less than annually, the President/CEO of the Company shall prepare a list of all affiliated persons of the Company.  This list shall be reviewed by the officers and Directors for its completeness.  All officers, Directors and employees of the Company are hereby instructed to report all proposed transactions with any affiliated persons as identified on such list to the President/CEO, which proposed transaction must then be specifically approved by the President/CEO as being in compliance with this policy and with all Federal and State regulations.

B.             Usurpations of Corporate Opportunity

The Board of Directors will periodically review the Company business and the investment powers afforded by Federal and State law, and it will define the types of transactions which will be considered as potential opportunities for the Company.  If the Board determines that a potential opportunity exists for the Company, and that such opportunity is not precluded to the Company by Federal or State law, the Company will not direct, refer or permit persons covered by this Policy to take advantage of that business opportunity for their own personal profit, unless and until a disinterested and independent majority of the Company’s Board, after receiving a full and fair presentation of the matter, has rejected the opportunity as a matter of sound business judgment, taking into consideration such factors as the Company’s financial resources, the risks entailed, and the projected profitability of the opportunity.

C.             Purchases and Sales of Assets Involving Affiliated Persons

Any transactions that involve the purchase from, sale to, or joint ownership with, an affiliated person, of an interest in real or personal property and covered under Section I.B.(1) of this policy must (1) receive prior written approval of the applicable regulatory authorities confirming that the terms of such transactions are fair to, and in the best interests of the Company; (2) be supported by an independent appraisal not prepared by an affiliated person or employee of the Company or any subsidiary; and (3) be approved in advance by a resolution duly adopted, with full disclosure, by at least a majority (with no Director having an interest in the transaction voting) of the entire Board of Directors of the institution or the subsidiary (or alternatively by a majority of the  total votes eligible to be cast by the voting members of the institution at a meeting called for such purpose, with no votes cast by proxies not solicited for such purpose).  Full disclosure must include the affiliated person’s source of financing for any real property involved, including whether the Company or any subsidiary thereof has a deposit relationship with the financial institution or holding company affiliated thereof which is to provide the financing.

D.             Loans Involving Affiliated Persons

Permitted loans secured by an affiliated person’s principal residence (referred to in Section I.B.2.a., above), and loans for construction, adding to, or equipping an affiliated person’s principal residence (and for such other consumer-type purposes permitted under and referred to in Section III.B.2.c., above), must be approved in advance by a resolution duly adopted after full disclosure by at least a majority (with no Director having an interest in the transaction voting) of the entire Board of Directors of the Company.  Full disclosure must include whether the loan is made on substantially the same terms, including interest rate and collateral, as those prevailing at the time for comparable loans to members of the general public.  Any loan for a purpose described in this section must be at an interest rate not below the Company’s current cost of funds, including all savings accounts and borrowings.  Provided, however, that in the case of a loan secured by a savings account, the interest rate shall be at least two percent (2%) above the rate of return on the savings account.  The required resolution of the Board of Directors in the case of loans secured by a principal residence and loans for home improvement purposes must set forth the Company’s current cost of funds, including the elements of its computation, and a justification of the more favorable rate if the loan is to an affiliated person other than a salaried officer or employee of the Company or any subsidiary.

 
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E.              Commercial Loans to Affiliated Persons

A permitted extension of commercial credit to an affiliated person must be approved in advance by a resolution duly adopted after full disclosure (with any interested Director abstaining) of the entire Board of Directors.  Full disclosure must include whether the loan is made on substantially the same terms, including interest rate and collateral, as those prevailing at the time for comparable loans to members of the general public.

F.              Acceptance of Benefits

The Board of Directors will adopt and distribute to all employees, officers, Directors, agents and attorneys of the Company, a statement regarding the acceptance of meals, entertainment and other items of minimal value from customers in the course of conducting business on behalf of the Company.

G.             Loan Procurement Fees

On a continuing basis, the Company will closely scrutinize its loan files to confirm that no affiliated persons of the Company have received any loan procurement fees or fees of any sort for referring business of the Company incident to a real estate settlement service.

The diversified nature of the Company business and the diversified occupations and pursuits of its affiliated persons do not permit the establishment of policies to deal with all manner of conflicts and potential conflicts that may be objectionable.  Nevertheless, given the specific areas of Federal regulatory concern and the policies adopted by the Company to avoid conflicts in those areas, two concluding statements can be made in respect to conflicts compliance by the Company’s Board of Directors and management.  First, loans to affiliated persons, and other loans to third parties involving affiliated persons, which are for purposes different from, or are in amounts in excess of, those permitted (and referred to in this Policy), are not authorized by Federal Regulation.  Furthermore, such loans constitute impermissible conflicts of interest, and subject both the Company and the affiliated persons involved to severe regulatory sanctions.  Second, the receipt of procurement fees by affiliated persons, the tying of loans to the use of other services which may be provided by affiliated persons, and the unauthorized acquisition by, or sale to, an affiliated person of the Company property or assets, also subject the Company to similar sanctions.

 
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III.
CONFLICTS AND CORPORATE OPPORTUNITY CONSIDERATIONS ARISING OUT OF BOARD/ORGANIZER COMPOSITION

The Board of Directors is to be comprised of individuals with varied business and professional experiences who are sufficiently knowledgeable about the business, real estate, financial and legal operations of a financial institution that they can provide proper guidance and management to it.  The nature of the financial institution business and the requirements for knowledge and experienced professionals necessarily means that Directors and Officers will have other professional pursuits which may overlap with those of the Company.  Sufficient care must be exercised to insure against possible conflicts and usurpations of corporate opportunity by persons with such overlapping professional interests.

The Board of Directors of the Company does contain individuals with business interests that have the potential for conflicts, and this will be the subject of care to prevent such conflicts and usurpations of corporate authority.  The following discussions of each Director is intended to serve as a warning of the possible conflicts and to help each Director recognize and understand the potential problems.

In view of the business involvements of the organizers of the Company, potential conflicts or usurpations of corporate opportunity are possibilities that could arise in a number of ways, including, for example:

A.             A Director who is a real estate investor or an affiliated person that is a real estate holding company seeks to acquire a tract of land or other real property for investment, development or resale, and the property is one in which the Company has lawful authority to acquire and/or develop.

B.             An affiliated person that is a real estate development company or a general contracting firm seeks to obtain acquisition, development or construction financing from the Company.

C.             A third-party purchaser seeks to obtain a loan from the Company secured by real estate acquired from an officer or Director or from an affiliated person that is a real estate holding company or real estate development firm as to which real estate the officer or Director or affiliated person holds a security interest.

 
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D.             An officer or Director or affiliated person that is a real estate holding company or a real estate development firm that seeks to sell to, or acquire from, the Company an interest in real estate owned by the officer, Director or affiliated person without first obtaining regulatory approval.

E.             A Director or an affiliated person that is an insurance company seeks to attract policyholders having a relationship with the Company, and that insurance business is one in which the Company has lawful authority to engage through a service corporation.

F.             An affiliated person that is an equipment leasing firm seeks to acquire and lease equipment within the Company’s market area, and the leasing of equipment is a lawful activity for the Company directly or through a service corporation.

G.             An affiliated person that is an attorney, his law firm, a CPA, or his accounting firm, provides services to the Company or to customers of the Company and charges exorbitant fees or customers of the Company are required to use certain legal, accounting, or other professional or business services as a condition for the receipt of loans.

H.             An affiliated person that is a data processing firm seeks to provide data processing and other computerized services to the Company’s customers, and providing data processing services is an activity in which the Company has lawful authority to engage through a service corporation.

Listing types of situations that could arise as a result of the Company’s diverse Board of Directors composition is not intended as an indictment of any individual Director, nor is it intended to be all-inclusive of the kinds of transactions that could create real or potential conflicts or corporate opportunity considerations.  Rather, it is intended as a reference to the specific regulated areas of conflicts concerned and the plans the Company will utilize to avoid such conflicts.

The Company commits that it will make loans to Directors or senior officers only at the same rates and terms as are available to the general public.  In addition, any fees paid to affiliated attorneys for professional services will be approved by disinterested members of the Company’s Board in advance of incurring the services, and borrowers and other customers will be advised of their freedom to choose attorneys and other persons with whom they deal in connection with the Company loans.  All such fees will be verified by the Company to insure that they are normal fees charged in such transactions.

 
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The Company officers and Directors will be accountable to the Company’s shareholders.  Full and complete disclosure of all remuneration and benefits to officers and Directors will be required and will be provided.

IV.
NOTICE AND SANCTIONS

A.             Notice

Directors, officers, and employees of the Company shall hereby be put on notice that violations of Federal and State regulations concerning conflicts of interest and usurpations of corporate opportunity jeopardize the good standing and financial health of the Company and that such violations will be regarded by the Board with utmost concern.  Directors who are found to have violated these regulations shall be required (1) to return to the Company any benefits received and/or (2) to resign from the Board.  Officers who are found to have violated these regulations (1) may be required to return to the Company any benefits received and (2) shall be subject to dismissal.  A copy of this policy shall be given to all Directors, officers and employees at the time of this initial appointment to the position.

B.             Disclosure of Conflicts

Directors, officers and employees shall be encouraged to bring any known or potential conflicts or usurpations to the attention of the Board of Directors, or, if appropriate, to the Chair of the Audit Committee.

C.             Matters Not Covered by This Statement

The Board recognizes that it is impossible to define every practice that could constitute an objectionable conflict.  The omission of any specific policy of limitation or prohibition noted above, however, shall not be regarded as approval of practices or conditions not specifically covered, and the Board of Directors will take appropriate action to prevent and eliminate conflicts when circumstances so warrant.

D.             Copies of Policy

 This policy shall be reproduced in writing and given to each prospective Director prior to his/her nomination and to every officer upon his/her employment.

V.
POLICY REVISION

This policy shall be reviewed by the Board at least annually and revised if appropriate.

VI.
FINANCIAL AND OTHER REPORTING

 
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A.             The Company shall provide full, fair, accurate, timely and understandable disclosure of any and all information required to be disclosed in all periodic reports required to be filed with the FDIC, pursuant to the Securities Exchange Act of 1934 and the regulations adopted there under by the FDIC and the SEC.

B.             Such disclosure shall included any and all information and financial data required to be disclosed by applicable rules and regulations as well as any additional information necessary to make the information disclosed not misleading.

C.             The Company shall, in press releases, reports to shareholders, annual and quarterly reports and proxy materials, provide to its shareholders and the public, in a timely manner, any and all material financial and other information concerning the Company, so that its shareholders and the public are fully informed as to its financial condition, operating results and prospects.  Press releases and public announcements shall be made as needed in order to insure full, fair, accurate, and timely disclosure of all material information concerning the Company.

VII.
COMPLIANCE WITH APPLICABLE GOVERNMENTAL RULES AND REGULATIONS

It is the policy of the Company to comply with the letter and spirit of any and all government laws, rules and regulations affecting or regulating its business and operations and the public disclosure of all required information, without exception.

VIII
PUBLIC DISCLOSURE OF CODE OF CONDUCT

The Company shall, in its public filings, as required by the Securities Exchange Act of 1934, disclose the adoption of this Code of Conduct and the fact that it applies to the Company’s Senior Financial Officer, Chief Executive Officer ant to all Directors and other officers of the Company. The Company shall report on Form 8-K any change in or waiver of any provisions of the Code of conduct for the benefit of any officer or Director of the Company.

IX.
ENFORCEMENT

All officers of the Company and all Directors shall immediately disclose to the full Board, including the Chair of the Audit Committee, any transaction, relationships or conduct on their part or on the part of any other officer or Director, which would result in a violation of this Code of Conduct.  Any such violations shall be dealt with by the Board, including, with the advice of the Company’s counsel, seeking restitution of any benefits received, removal and termination and such other remedies as shall be appropriate.
 
 
 


Exhibit 23

 
CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

Embassy Bancorp, Inc.

 
We hereby consent to the incorporation by reference in the Registration Statements on Form 8-A (No. 000-1449794) of Embassy Bancorp, Inc. of our report dated March 30, 2009, relating to the consolidated financial statements, which appears in this Annual Report on Form 10-K.
 
 
/s/ Beard Miller Company LLP 
 
Beard Miller Company LLP
Allentown, Pennsylvania
March 30, 2009
 
 


EXHIBIT 31.1
CERTIFICATION

I, David M. Lobach, Jr., certify that:
1.
I have reviewed this annual report on Form 10-K of Embassy Bancorp, Inc.;
2.
Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report.
3.
Based on my knowledge, the financial statements, and other financial information included in this  report, fairly present in all material respects the financial condition, results of operations and cash flows of  the registrant as of, and for, the periods presented in this report;
4.
The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal  control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:
(a)  Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant is made known to us by others, particularly during the period in which this report is being prepared;
 (b)  Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
(c)   Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and
(d)  Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting.
5.
The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors:
(a)  All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and
(b)  Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.


 
By:
/s/ David M. Lobach Jr.
 
 
DAVID M. LOBACH, JR.
 
DATED:  March 30, 2009
President and Chief Executive Officer
 
 
 


EXHIBIT 31.2
CERTIFICATION

I, Judith A. Hunsicker, certify that:
1.
I have reviewed this annual report on Form 10-K of Embassy Bancorp, Inc.;
2.
Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report.
3.
Based on my knowledge, the financial statements, and other financial information included in this  report, fairly present in all material respects the financial condition, results of operations and cash flows of  the registrant as of, and for, the periods presented in this report;
4.
The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal  control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:
(a)  Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant is made known to us by others, particularly during the period in which this report is being prepared;
 (b)  Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
(c)   Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and
(d)  Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting.
5.
The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors:
(a)  All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and
(b)  Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.


 
By:
/s/ Judith A. Hunsicker
 
JUDITH A. HUNSICKER
 
Senior Executive Vice President, Chief
DATED:  March 30, 2009
Operating Officer and Chief Financial Officer
 
 


EXHIBIT 32
Certification Pursuant to 18 U.S.C. 1350 and
Section 906 of Sarbanes-Oxley Act of 2002


We hereby certify that the foregoing Form 10-K of Embassy Bancorp, Inc. for the year ending December 31, 2008 complies in all respects with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934 and that the information contained therein fairly presents, in all material respects, the financial condition and results of operations of Embassy Bancorp, Inc.


 
/s/ David M. Lobach Jr.
 
DAVID M. LOBACH, JR.
 
President and Chief Executive Officer
   
   
 
/s/ Judith A. Hunsicker
 
JUDITH A. HUNSICKER
 
Senior Executive Vice President,
 
Chief Operating Officer and
 
Chief Financial Officer

Dated: March 30, 2009