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Resolution 2025-33912 RESOLUTION NO, 2025-33912 A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, APPROVING, IN SUBSTANTIAL FORM, AMENDMENT NO. 1 TO THAT CERTAIN DECLARATION OF 5TH � ALTON CONDOMINIUM (5TH 8� ALTON CONDOMINIUM) BETWEEN THE CITY AND FIFTH � ALTON (EDENS), LLC, WHICH CONDOMINIUM INCLUDES A PARKING GARAGE WITH PARKING SPACES OWNED BY THE CITY ("CITY SPACES") AND PARKING SPACES OWNED BY EDENS ("DEVELOPER SPACES"); SAID AMENDMENT (I) APPROVING THE DEVELOPMENT OF UP TO TEN (10) PADEL COURTS AND RELATED CLUBHOUSE OR AMENITY STRUCTURE NOT HAVING MORE THAN 2,000 SQUARE FEET, FOR THE SALE OF PADEL-RELATED MERCHANDISE AND EQUIPMENT AND OFFERING FOOD AND BEVERAGES OVER DEVELOPER SPACES LOCATED ON THE 7TH FLOOR LEVEL OF THE GARAGE ("PADEL BALL DEVELOPMENT"), SUBJECT TO EDENS SECURING ALL REQUIRED REGULATORY APPROVALS; (II) REDESIGNATING SIXTY-TWO PARKING SPACES ON THE 7TH FLOOR LEVEL OF THE PARKING GARAGE, SO THAT THE CITY WILL OWN THIRTY-ONE PARKING SPACES WHICH WERE PREVIOUSLY OWNED BY EDENS AND EDENS WILL OWN THIRTY-ONE PARKING SPACES WHICH WERE PREVIOUSLY OWNED BY THE CITY SO THAT THE PADEL BALL DEVELOPMENT MAY BE CONSTRUCTED COMPLETELY OVER DEVELOPER SPACES, WITH THE PROCEEDS FROM THE OPERATION INCLUDED IN THE PARKING REVENUES FOR THE GARAGE; FURTHER,AUTHORIZING THE CITY MANAGER TO FINALIZE THE AMENDMENT; AND FURTHER AUTHORIZING THE CITY MANAGER AND CITY CLERK TO EXECUTE THE AMENDMENT, ANY DEEDS RELATED TO THE EXCHANGE OF PARKING SPACES IN THE GARAGE, AND ANY OTHER DOCUMENTS OR AGREEMENTS RELATED TO THIS MATTER. WHEREAS, on May 18, 2005, the Mayor and City Commission adopted Resolution No. 2005-25899, approving a Development Agreement between the City and AR&J Sobe, LLC for the creation of a multi-level commercial building and parking garage at Fifth Street and Alton Road (the "Property") through a public-private partnership as a condominium (the "Project"); and WHEREAS,on December 29, 2009, the Developer recorded the Declaration of 5th&Alton Condominium (the "Declaration"), formally establishing the respective ownership, rights, and management responsibilities of the City and Developer within the garage and condominium; and WHEREAS, in 2012, the Developer's interests were acquired by Fifth & Alton LLC ("Edens"), which now holds the majority of the Condominium Units and is responsible for ongoing operations, capital improvements, and upkeep of the property; and WHEREAS, the garage comprises a total of 1,087 parking spaces, of which 500 are owned by the City and 587 are owned by Edens; the City's ownership of its 500 parking spaces, and the bus stop facing Alton Road, is memorialized in a Special Warranty Deed recorded in Official Records Book 27292, Page 396 (Folio No. 02-4203-352-0030), and those City spaces remain exempt from ad valorem real estate taxes; and WHEREAS, Edens has entered into a Shopping Center Lease Agreement dated November 16, 2023 with MB Padel LLC ("Padel Tenant"), enabling construction and operation of up to ten (10) padel courts, along with a clubhouse or amenity structure not exceeding 2,000 square feet, retailing padel-related merchandise and offering food and beverage service, on the southern portion of the 7th floor (roof level) of the garage (the "Padel Ball DevelopmenY'), contingent upon City approval of Amendment No. 1 to the Declaration and completion of all required regulatory approvals; and WHEREAS, the proposed Padel Ball Development area currently includes thirty-one (31) City-owned parking spaces; to enable the Padel Ball Development to be constructed entirely over Developer-owned spaces, Edens has requested an exchange and redesignation of sixty-two (62) parking spaces on the 7th floor level, such that the City will receive thirty-one (31) Developer- owned spaces elsewhere in the garage and Edens will receive thirty-one (31) City-owned spaces on the 7th floor(as more particularly reflected in Exhibit"B"to the City Commission Memorandum accompanying this Resolution), thereby preserving each party's total parking space count and the City's tax-exempt status; and WHEREAS, the parties intend to memorialize the exchange by execution and recordation of Special Warranty Deeds, with the City continuing to own a total of 500 parking spaces that remain exempt from ad valorem real estate taxes; and WHEREAS, the proceeds from the operation of the Padel Ball Development will be included in the overall garage revenues, with the City receiving forty-six percent (46%) of such revenues consistent with its pro rata share of ownership under the existing condominium arrangements; and WHEREAS, the Administration finds that the Padel Ball Development will activate the rooftop, provide new recreational amenities, support surrounding retail, and enhance financial performance of the garage, while preserving the City's parking interests and flexibility to require the area to revert to parking use after the initial eight-year lease term if needed for future intermodal transportation or municipal parking needs; and WHEREAS, the Mayor and City Commission find it in the best interest of the City to approve, in substantial form, Amendment No. 1 to the Declaration and to authorize all actions necessary to effectuate the Padel Ball Development and related exchange of parking spaces; NOW, THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, that the Mayor and City Commission hereby approve, in substantial form, Amendment No. 1 to the Declaration of 5th & Alton Condominium (5th &Alton Condominium) between the City and Fifth &Alton (Edens), LLC, which condominium includes a parking garage with parking spaces owned by the City ("City Spaces") and parking spaces owned by Edens ("Developer Spaces"); said Amendment (i) approving the development of up to ten (10) padel courts and related clubhouse or amenity structure not having more than 2,000 square feet, for the sale of padel-related merchandise and equipment and offering food and beverages over developer spaces located on the 7th floor level of the garage ("Padel Ball DevelopmenY'), subject to Edens securing all required regulatory approvals; (ii) redesignating sixty-two parking spaces on the 7th floor level of the parking garage, so that the City will own thirty-one parking spaces which were previously owned by Edens and Edens will own thirty-one parking spaces which were previously owned by the City so that the padel ball development may be constructed completely over developer spaces, with the proceeds from the operation included in the parking revenues for the garage; further, authorize the City Manager to finalize the Amendment; and further authorize the City Manager and City Clerk to execute the Amendment, any deeds related to the exchange of parking spaces in the garage, and any other documents or agreements related to this matter. PASSED and ADOPTED this �� day of SpYf�Y6lv 2025. ATTEST: . � �..- � ;'��: .a�.P �� Rafael E. Granado, City Clerk Steven Meiner, Mayor ^=�;�,i��,� -�P'....... �,, _�;::' 'S%' . % �IHCOR° ORATED�' s � .`^'. ;,�.'y' � ' .;��_: ,,��QCf-� �6 . �'''��..,,. APPROVED AS TO FORM & LANGUAGE R EXECUTION f�81ZoLr City Attorney �,�� 1e ��' Resolutions - R7 G MIAMIBEACH COMMISSION MEMORANDUM TO: Honorable Mayor and Members of the City Commission FROM: Eric Carpenter, City Manager DATE: September 17, 2025 TITLE: A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, APPROVING, IN SUBSTANTIAL FORM, AMENDMENT NO. 1 TO THAT CERTAIN DECLARATION OF 5TH 8�ALTON CONDOMINIUM (5TH � ALTON CONDOMINIUM) BETWEEN THE CITY AND FIFTH & ALTON (EDENS), LLC, WHICH CONDOMINIUM INCLUDES A PARKING GARAGE WITH PARKING SPACES OWNED BY THE CITY ("CITY SPACES") AND PARKING SPACES OWNED BY EDENS ("DEVELOPER SPACES"); SAID AMENDMENT (I) APPROVING THE DEVELOPMENT OF UP TO TEN (10) PADEL COURTS AND RELATED CLUBHOUSE OR AMENITY STRUCTURE NOT HAVING MORE THAN 2,000 SQUARE FEET, FOR THE SALE OF PADEL-RELATED MERCHANDISE AND EQUIPMENT AND OFFERING FOOD AND BEVERAGES OVcR DEVELOPER SPAGES LGCATED ON THE 7TH FLOOR LEVEL JF THE GARAGE ("PADEL BALL DEVELOPMENT"), SUBJECT TO EDENS SECURING ALL REQUIRED REGULATORY APPROVALS; (II) REDESIGNATING SIXTY-TWO PARKING SPACES ON THE 7TH FLOOR LEVEL OF THE PARKING GARAGE, SO THAT THE CITY WILL OWN THIRTY-ONE PARKING SPACES WHICH WERE PREVIOUSLY OWNED BY EDENS AND EDENS WILL OWN THIRTY-ONE PARKING SPACES WHICH WERE PREVIOUSLY OWNED BY THE CITY SO THAT THE PADEL BALL DEVELOPMENT MAY BE CONSTRUCTED COMPLETELY OVER DEVELOPER SPACES, WITH THE PROCEEDS FROM THE OPERATION INCLUDED IN THE PARKING REVENUES FOR THE GARAGE; FURTHER, AUTHORIZING THE CITY MANAGER TO FINALIZE THE AMENDMENT; AND FURTHER AUTHORIZING THE CITY MANAGER AND CITY CLERK TO EXECUTE THE AMENDMENT, ANY DEEDS RELATED TO THE EXCHANGE OF PARKING SPACES IN THE GARAGE, AND ANY OTHER DOCUMENTS OR AGREEMENTS RELATED TO THIS MATTER. RECOMMENDATION The Administration recommends the Mayor and City Commissio;i adopt the Resolution. BACKGROUNDIHISTORY On May 18, 2005, the Mayor and City Commission adopted Resolution No. 2005-25899, approving a Development Agreement between the City and AR8� 1 Sobe, LLC ("Developer") for the creation of a multi-level commercial building and parking garage at Fifth Street and Alton Road (the "Property") through a pubfic-private partnership as a condominium (the "Project"). On December 29, 2009, the Developer recorded the Declaration of 5th &Alton Condominium (the "Declaration"), formally establishing the respective ownership, rights, and management responsibilities of the City and Developer within the garage and condominium. In 2012, the Developer's interests were acquired by Fifth 8� Alton LLC ("Edens"), which now holds the majority 238 of 1214 of the Condominium Units and is responsible for ongoing operations, capital improvements, and upkeep of the property. The garage, which is part of the 5th & Alton Condominium, contains 1,087 parking spaces-500 owned by the City and 587 owned by the developer. The City's 500 spaces, along with the bus stop facing Alton Road, are documented in a Special Warranty Deed recorded in Official Records Book 27292, Page 396 (Folio No. 02-4203-352-0030), and those City spaces remain exempt from ad valorem real estate taxes. The developer owns the remaining 587 parking spaces, the retail space, and all other portions of the Property other than designated Units and Common Elements (as defined in the Declaration), and the Developer-controlled units are subject to taxation as private property. Recently, Edens entered into a new agreement with MB Padel LLC attached hereto as Exhibit "C" in order to activate the southern portion of the 7th floor of the garage for the development of up to ten (10) padel courts and a clubhouse or amenity structure not having more than 2,000 square feet. This facility will feature the sale of padel-related merchandise and provide food and beverage service, offering a new recreational amenity and retail experience for the community, subject to City approvals. As a result of this proposed padel facility, Edens seeks approval of an amendment to the Declaration approving the development of up to ten (10) padel courts and a related clubhouse or amenity structure, and authorizing the redesignation and exchange of certain 7th-floor parking spaces so the project can be constructed antirely over Developer-owned spaces while ,�rotecting the long-term interests of both Edens and the City. ANALYSIS Edens, as the owner of the Developer-Controlled Units, proposes to activate and repurpose the southern portion of the 7th floor (roof level) of the Garage for a new padel sports and recreation venue. Subject to and conditioned upon the City and Edens entering into the proposed Amendment No. 1 to the Declaration ("Amendment"), a draft copy of which is attached hereto as Exhibit "A", Edens, as landlord, has entered into a Shopping Center Lease Agreement dated November 16, 2023 with MB Padel LLC ("Padel Tenant"), as tenant, for use of premises ("Padel Premises") which is comprised of the southernmost half (approximately) of the rooftop level (i.e. the 7th floor level) of the Garage. The Shopping Center Lease ("Padel Lease") with MB Padel LLC, enables the construction and operation of up to ten (10)padel courts, along with a clubhouse or amenity structure (not exceeding 2,000 square feet), retailing padel-related merchandise and offering food and beverage service (the "Padel Ball DevelopmenY'). This proposal is contingent upon the City's approval of Amendment No. 1 to the Declaration and the completion of all required regulatory approvals. The padel area currently includes thirty-one C�ty-owned spaces on the 7th floor. To locate the project entirely over Developer-owned spaces, Edens requests an exchange of sixty-two (62) spaces: the City will receive thirty-one (31) Developer-owned spaces elsewhere in the garage, and Edens will receive thirty-one (31) City-owned spaces on the roof level (as reflected in Exhibit "B"), preserving each party's total space count. The exchange will be finalized by Special Warranty Deeds, and the City will continue to own 500 tax-exempt spaces. Proceeds from the padel operations will be included in overall garage revenues, with the City receiving forty-six (46%) percent consistent with its pro rata ownership share. The project will activate the rooftop, add recreational amenities, support nearby retail, and the City retains 239 of 1214 flexibility to require reversion to parking after the initial eight-year lease term if needed for future intermodal transportation or municipal parking needs. The Administration supports the proposal as a way to maximize garage use and financial performance, expand community amenities, and safeguard the City's parking interests and revenue streams. FISCAL IMPACT STATEMENT N/A Does this Ordinance require a Business Impact Estimate? (FOR ORDINANCES ONLY) If applicable, the Business Impact Estimate (BIE) was published on: See BIE at: https:l/www.miamibeachfl.qov/city-hall/citv-clerk/meetinq-notices/ FINANCIAL INFORMATION N/A CONCLUSION The Administration recommends that the Mayor and City Commission approve, in substantial form, Amendment No. 1 to the Declaration of 5th & Alton Condominium (5th & Alton Condominium) between the City and Fifth 8 Alton (Edens), LLC, which conaominium includes a parking garage with parking spaces owned by the City ("City Spaces") and parking spaces owned by Edens ("Developer Spaces"); said Amendment (i) approving the development of up to ten (10) padel courts and related clubhouse or amenity structure not having more than 2,000 square feet, for the sale of padel-related merchandise and equipment and offering food and beverages over developer spaces located on the 7th floor level of the garage ("Padel Ball DevelopmenY'), subject to Edens securing all required regulatory approvals; (ii) redesignating sixty-two parking spaces on the 7th floor level of the parking garage, s� that the City will own tf�irty-one parking spaces which were previously owned by Edens and Edens will own thirty-one parking spaces which were previously owned by the City so that the padel ball development may be constructed completely over developer spaces, with the proceeds from the operation included in the parking revenues for the garage; further, authorize the City manager to finalize the Amendment; and further authorize the City Manager and City Clerk to exec�te tl►e Amendment, any deeds related to the exchange of parking spaces in the garage, and any other documents or agreements related to this matter. Applicable Area South Beach Is this a "Residents Riqht to Know" item, Is this item related to a G.O. Bond pursuant to Citv Code Section 2-17? Proiect? No No Was this Aqenda Item initially requested by a lobbvist which, as defined in Code Sec. 2-481, includes a principal enqaged in lobbyinq? No 240 of 1214 If so, specify the name of lobbyist(s) and principal(s): Deqartment Facilities and Fleet Management Sponsor(s) Co-sponsor(s) Condensed Title Amendment 1/Fifth & Alton, LLC, Approve Padel Courts 8� Redesignate 62 Parking Spaces in Garage. FF Previous Action (For City Clerk Use Only) 241 of 1214 �niii�i i li - I"t11�1�11�V JI'C1L.GJ il�LVt.tl 11Vlr irir�r City Spaces re-designated as Developer Spaces 7035-7051, 7068-7081 and 7019-7021 �----,��--t'-----`� ;i:�; -------------------�-�---�--1 � /� � ''�I � � i � : - �.; � � • � , , � :s��r4.�.-._. _ 1 // r . I � � v I� ' -.- � , t�.- .j " . . 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Surv�yory P�omer� P0Q° �� Z665 Sw�h Boyia«s d�S.�e �200 32so co��aa�� +aw w.��.n }xizs E�+hil�Y COcpwl GM Fl S.NSS rr�(vs��35-�c�o a M;Q,.t �z. 200� Baok27133/Page4487 CFN#2009G932506 Page 6$ of 97 243 of 1214 DocuS�gnEnvobpol0 87482B11-C84447C�9543-7E754ft4t9F8 EXHIBIT C SHOPPINC CEyTER LEASE ACREEytE�T Thu Shopping Centa Lease Agrecment("Lease"1,entered into as of Novembcr 16.'_023(the"EfTective Date"),betwern Landlord and Ttnan�heremaRer named: ARTICLF. 1•DE_FI\IT[ONS AYD CERTAIV BASIC PROV(SIONS In additron�o ocher terms which are etsewherc definc�ci in this Lease,�he following terms when used m th�s Lcase wuh the fini letur of each word cap�wGzed will have the manings sei forth �a this Article.and only such meanings, unless such meanin1;s arc exprasly limited or expaoded dsewherc herein. (A) LA!VDLURD: Fifth&Alton(EDENSt,LLC,a Flunda lim�ted Gab�bty company (B) ADDRESS: c o Edens Lim�ied part�enhip Aan: Legat Depattmen� 12?I Main Strcet,Sune 1000 Columbia,South Carolina?9201 ICl RE�T PAYME�T ADDRESS: Please see Article 3. �D) TENANT: MB Padet LLC,a Flonda limited liabiliry company (E1 TENANT'S ADDRESS; 404 Washington Ave.Suitc 650,Miami Beach,FL 33139 (Fl TENA�T'S TRADE NA11E: M�ami Beach Padel Club (G) SHUPPI�G CEVTER 1AME Qc LOCATION: Fiflh dc Alton Sth Street Miami Beach,F�33139 (HI PRENISES: The cross-hatched space on the plan(" 'tc Plan"1 attached haeto as E:6ibit`A",which is compriscd of southemmos� half(approxima�ely) of the rooftup level of the parlcing deck structure, and currrndy known in Landlord's internal rccordc as space aRT I. (1) TERN: The penud commencro�on ehe Comme�cemen�Date and eoding e�ght(S)Lcax Ycars thereafler.unless sooner iaminaied�n accordance with this Leese. (11 COMME10E�tEYT DATE: The earliet of(i)the date Tenant oprns for bus�ness from the Prcmises,or(ii)one hundred eirhty(I80)days after thc date that thc Building Petmrts(as dtfined m Exhibit"B"1 necessary for the commencemrnt of Tensnt's Work(as defined m Eahihit�B"1 have beea iuued,prov�ded Tenan�d�l�gendy pursucs the issuarxe of all Budd�ng Prnnits in uconiance wlth Etbibit"B" The date tha�ihe bwlding permi�is"issued" atill mae the euiier of the dete(�l t1�e permi�is available for Tenant to pick up(or obuin in electronic fortnl from the applicable governmcntal agency,or(ii)the governmenWl agrncy sends the permit to Trnant�ia mail or other delrvery service. (K1 MINt�1U!N RE1T: As stated below,payable monthly in advance,as funher defined in Anicle 3. l.t�se YeAr Mo�thly Reet A�nual Rewt I° 6'"Momhs of�he 1"Lease Year 50.00 50.00 (after Commencemrnt Date) �� 1'_i°Months of the I"Least Ycar S 17,280.00 S 103,680.00 2"'Lease Yeu 525,000.00 5300,000.00 3rd Lease Year 525,750.00 5309,000.00 4'"Lasc Yar S26,S22.50 5318.270.00 S`"Le�se Year 527,318.17 5327,818.00 6°i Leax Year S28.137.75 5337,653.00 7'"Lease Year 528.981.83 5347,78?.00 8'"Lease Year 529,851.25 5358,215,00 (L) PERCENTACE RENT: The"Perccnwee Rent Factor"�s six percrnt(6.0°0). Trnant will pay Landlord for each Lease Year an amoun�("Pementags Rent•')equal to th�product of the Percenwge Ren�Factor mulhpl�ed by Tenaot's Gross Sales in e�cess of an unnatural breakpoint of T2,000,000.00 (the"Breaknomt"), which shall remain fixed througlwwt the Term. Percentage Ren�will be due and payablc pursuant to Aniclts 3 and 4 below,a�d will be ad�usted and reconciled,d required,annually as furthtt se� forth in Art�cle 4 For clarificauun purposes. Iht Brrakpoint is calcula�ed for each Lease Year dunng ihe Term(in the event of any Lense Year��ihe beginning or end uF the Term is less than or grea�er than a twelve(12)full calendar months, then ihe Brcakpoint (or such Lease Year shall be adjusced on a per diem basis as provided below in Artrcle 4.No Percent�ge Reni will be payable for any Leau Year during the Term until such ume as Tenant's a�regate Gross Sala for such applicable Leax Year ezceed the applicable Brcakpoint for wch Lease Yeaz upon which Pcrcentage Rent is�o be cakulated. �M1 �RO RATA SHARE: Not applicable. (N) I�VITIAL ESTI�tATED CHARGES:payments per month,adjusted annualty: 244 of 1214 �owSgnEmebpelD 67a628�tL64a47CS9543-7E154Ft449F8 Expenses: Not applicable,gross Itau. Taxcs: Not applicablt,gtoss Icase. Insurance: Not applicable,gross lease Parking Structure Charge: S37'_per month. (0) ADVANCE�10�THLY REYT PAYMENT: S I8,775.:0 due on or before�tie firu(I")day of the f T")month of the F�rst lease Year. The foregoing amoun�mcludes any applicable monthly charyes as set lonh in subsection(N)of th�s Arude and sales tax appGcabte[o Rent,curren�ly at�he rate of 6 5°o for Miam�-Dade Counry,Flonda,all of which shall be deertxd"Additional Rent"(as defined in Anicle 3). (P) SECURITY DEPOS[T:550,000.00 due upon Tenan�'s execwion ofthis Lease. (Q) �ERMITTED USE,as further definaf in Article 9: The Prcmises will be uxd for the opere�ion of a social sporu club themed around thc sport of"padet,"with a mazimum of the greater of(i)eight(8)modular padel couru;or(ii) suth�eater number of padel couru(not�o excced a tolal of 10 in che a�reyace(inclusive of the eiyht(8)modular cautts rekrenced in clauu(i1 above))as may o�hen+�ise reasonably fit within the Ptemises provided the(ayout of same has been appro�•ed by tandtord,such approval not to be unreasonably wrthheld) and a clubhouse and amen�ry swcture(subjcc[to the Shopping Center having ava�lable and adequate FAR/square foouge and provided al{such clubhouse or ameniry structura comb�ned shall not to exceed?,000 squarc feet of gross Ooor area in the aggrc�te (measurcd from the exterior of each wall to che exterior of each wall(or tht oucs�de plane of any opcnmgs in any such structurc),and inc�dentafly srlling at rctail certain padel-related mcrchandise and equipment,hosting special events, offering(ood and beveraga consistrn�wich a menu which shalt be subject to pnor wnttrn approval by Landlord, including the on-premises sale and consumption o(alcoholic beveragts(providcd(a�Terunt obtams the necessary t�cenus and pertnits for on•premius sales and consumption of alcoholic beversges,(o)Trnant must comply with all laws applicable to sming atcohalic beverages in the Prcmises,(c)Tcnant miut providc l.andlord witfi proof o!the liquor liabili�y insurance rcquircd in this Lcase,(d)Tenanl complies with any limitations ut forth in thc Shopping Cencer Restnctions and Qoes not operate a bu in violation of those Shopping Center Reunctions;and(e)in no even� shall Tenant's failure to obuin the samc consuwtc a fnutration of Tenant's purposc hc cunder or a condition excusing Tenant from any or all obligations hcreunder),and for no other use or purpose. Adc..tionally,Tenant may construct lighnng on the padel couru as permitted by Law and subject to plaru and specifications for such ligh�ing approvcd by Landlord,such approval not to be unreasonably withheld,pnor to any such conswction In no eveni will Tenani sell any i�ems or opaaee in any manner chat would violate(a)tht Shopping Crnttt Restric4ons(the"Shouoin�Center Restricnons'�),as st�forth m Exbibit"E"fur eacA of tAe currcntly existing eenantu m the Shopping Center("Existint Tenants")lunless Landlord and/or Tenant, as applitable, has obtained any applicable wai�ers or consen�s from Exisimg Tenants with respece to any such aQplicablc Slwppmg Center Resenchons unda Seehon I A.S below and such �peraiwn by Trnant is wrthm the tertns of such waivers or consrnts given by the Ex�s�ing Trnanu]; or(b) the Declanuon")1 unless Landlord and/or Tenant,u applicable,has oblamed my appticable warvers or conxnts from the Ciry undcr Sccdon I A.S bclow and such operation by Trnant is within the tcrms of wch waivers or consents given by the City). Landlord a(Tirms that�xAibit"E'includes all exclusives and use restrictions in the luses ofother tenants of the Shoppmg Crnter. landlord reprcsen�s and warrents there arc ra rcstrictions in effxt under tenant leases within the Shoppi�g Cen�er that would resvict Trnant's Permitted Use and/or restrict Tenant's operntion of the Premises az deuril+ed in�his Lease e�cep�for the prohibited uses and use reurictians end exclusives se�forch on E:hibit�E". (R1 TE�ANT'S MINIMUM OPERATING HOURS:Forty(SO)hours per week. (S) LEASE YEAR: The first twelve(12)(ull calendu mcmths aRa the Commencemrnt Date and each succeeding twelve (12)month penod therptttt. If the Commencemen�Date is not the first day of a month,then the first Lease Year will indude tfie per�od beginning oo the Commencement Date and rnding on the lu�day of the month in a�hich the Commrncemen�Date occurx. (T) IAWS: All praem and(uturc federal,sute and local laws,sututes(�ncluding wuhou�hmuauon The Amtticans with D�sab�liues Act. az amtnded from ume�o tirtu), rula,codes,ordmances and rcgulauons,and all duauons. rcqu�remrnes,rulmgs aad ordcrs o(all federal,s�a�c aod local courts and other govemmental(and quas��governmental) agencies and auehonties including,withow limiwtion,ehose of any heal�h oll''Ker,fire manhal,buddmg mspec�or a o�her otTic�als,of�ha govemmenul agencies havmg�unsdicdon (U1 RULES: The cuncnt rulez and rcgulations for thc Shoppmg Center arc a�tuhed hercto as Exhibit"H". �v) SHUPPING CENTER:The real propeny as generally depicted on the Sne Plan,togetha wuh�hc bwldengs and other impro�ements nuw or hereafter placed thereon. L.andlord resmes the nght m�ts sole dixrcuon to mcrease or decrcau the sae of the Shopping Center and�o add or rcmove impmvemrnts,land or Auddmgs,and change the name of the Shoppmg Centcr,as Landlord detcrmincs in its wle discreuoa The Srtc Plan is auached to this Lesse for tase of refcrence only and to provick a general deliaeation of the Shoppmg Cm[er,and n�s unders�ood that changes may be rt�de to the S��e Plan by Landlord. The Site Plan does not consu[u�e a rcpresenwtwn,warranty,or covrnant on � ihe part of Landlord�o construct or maintain Dwtdings,budding arcu,paricm�arcas,drrveways,s�dewalks,curbs. landuaping and o�her ameniues wiihin che Shopping Cen[er,that any improvemen�s as coastructed wdl conform�o Ihou depicted on the Site Plan,or that any specific tenants or occupants,ifany are idenufied on the Stte Plan,w�ll be located withia the Shopping Center,except as and if othmv�se exprcssly prov�ded for under N�s Leau. (W 1 C0�1110�AREAS:All areas,faciliues and improvemrnts within the Shoppmg Crn�er opented or prov�ded from ume ro ume for the non<xctusive use of Tenant in common with other lessees or occupants of the Shoppmd Cmta, their employces,customers,clien�s and invitocs,and by the pubGc grneraUy,such as,by way of dlus�re�ion but not u -Z- 245 of 1214 DotuS�Envebqe 10 67482811-C640-r7CS9543iEt54F/449F8 a I�mnation or a representation as to their existencc or avalabiliry, parinng areas, parkmg scructurcs (inciudmg escalators, eleva�ors, and vertical transportauon for any such park�ng structures), dmeµays, truckways, deirvery passages,sm�Ke and loading azeas,wa�kways and swirs,acccss�ble ramps,ou�door plaza arcas,parlcs,open spacc, landscapm�, irtiyaiiuo systems, storm water drrmage faciGcies and detenhon systems,commumry rooms, prn�ate w�lrt�cs sming Common Areas,street lighung,way-findin�si�age,pylon signs fur�he Shoppmg Centcr as a wholc arul not mdiv�dual tenan�s,and othcr infrutnxiure and improvements scn•�ng tfie Common Areas or thc Shoppmg Crnter in general. �X) RE\'T:Minimum Rrnt,Pcrcentage Rent(ifapplicable!and Add�uonal Rem(a;defi�ed m Art�cle 3). IY) GUARA\TOR: Travis Winston,Jonathan Lugassy and Magah Martms,and Albcn lan Behar and Patncia 8ehar, �ointly and severally. �Z� TEV.4NT PARTIES: Tenant and its agrnts,servan�s,cmployees,and convactors. (AA1 LA\DLORD PARTIBS: landlord and its property managers.agen�s,servants,employees,and comroctors,a�d as applicable i�v ground lessors and mortgagca- (BB) BRUKE:R: Not applicable. (CCl UECLARATION: Thc Declara�ion o(Sih and Alion Cundom�nium, as recorded on December 3Q 2009 (thc "Declarauon"),among tha land records of AAiam�•Dade Couniy, Florida,in Official Records Book 27133,at Pagc 4420,as amendeJ and as may be amended (rom umc to ume,and/or any other similar. addrt�onal or replacemrnt Declantion of easemrnis, covenants,condieions and resv�cu�ns given by Landlord with rexyec[ eo the 5hoppmg Crn�cr tha�prov�da�he Prcmius wtth subsuntially nmilu rights in the Common Areas Landlord w�ll not enter mto any amrndments, rtadifications or supplemencs ihercw which materially diminish Tenant's nghts or marcrially increase Trnant's obl�gauons under this Lease,w�thout 7enant's prior wntten consent. (DD} GROSS l,EASE:This Lease is a gross Ipse••Tenant shall bc requircd[o pay only thc Mmimum Rent,Percrnuge Rrne. Parkmg Svucture Charge,and any Additwnal Rent spedficaity xt forth in this Leasa Tenant sh311 not be required to reimburu Landlo�d for Tenant's sharc of aay operating ezpenses, t-xes, insur mce,aad/or other costs traditionally passed through to tcnants under a net or modificd gross lease. (EE) DELIYERY DATE: The daie thnt the Section I A.R(a1,(b)and(c)S�tisfaction Date has occurred and Trnant receivcs all Bwlding Pcrm�ts. (FF) PARKI�IC RATIO�11NtMUM:It is acknowledged tlut Besi Buy,Vi�amm Shoppe,and potrntially other leases encumbering the Shopping Ccntcr reqwre a�all timcs thc Shopping Center[o have at Inst 4 parking spaccs for each 1000 squarc feet of tcasabte building floor area.Landlord afTirms,��.:csents and war�ants that based on the Prcm�ses having not havin�morc�han 2,000 squarc fttt of Icasab(c building tloor area Cor purpous of compuiing sucA parkmg ratio calculation under che aher tenant leases that rcs�rin parkirg to a 4:t00Q parking rauo,and based on ehe Site Plan configurruon for the Prcmises and the rop tloor of thc parkmg garase location wherc the Premises is located atwched as ExMibit"A", the total number of parking spaces in thc$hoppi�g Center wilt continue to equal or exceed 4 parking spaces for each 1000 squarc fcet of Iwsable bwlding floor arp. EXHIBITS E?CHIBIT A SITE PLAN EXHfPIT B LnNDLORD ANU TENatiT wORK nGREEMENT EXHIBIT C TENANT'S MENU EYHIBIT D StGNAGE�c DtSPLAY CR(TERIA EXH(BIT E SHOPPING CFNTER RESTRICTIONS EXHIB�T f FORM OF GUARANTY OF LEASE EXk181T G RULES AND REGULATIONS EXH�BIT H FORM OF NON DISTURBANCE,ATTORNMENT AND SUBORDMATION AGREEMENT EXHIBIT I BROWNFIELD UECLARATION The Corcgoing e-hibits are anached to this Lqse and by this referrncc made a part hereof ARTICLE IA-CERTAIN SPECIAL PROVISIOVS In addition to all other terms and provisiom of�his lcase,the folluw�ng provisions will apply land in the e��ern of any conflict wi�h any other provisioo of�Ms Lease,the terms of this Anicle wdl control): IA.1 TENANT'S RIGHT Tp TfRMItiATE t�iotwithsunding anything to the contrary contained in�his ltase,at any ume aRer�hc end of ihe first(I st)full Lease Year, prnvided Trnant is not in default,Tenant shall have the ntiht to tertnimte this Lau,subjett to the follow�ng lernu and condiNons: (a) I f Tenant gives Landlord a�least oae hundred eighry(1 BO)days'prior Natice of its elec�iun to ierminaie(the"Termmation Naice"),provided(il Tenant complies w��h all of icc obl�ga�wr�s under the Lease unhl the one hundred eighheth(I SOth) day afler Landlord's rcceipt of the Termination Nouce�the"Tcrmmauon Date"}.mcludmg but not Dm��ed to rem�mmg open and operanng and continuing to pay�II Reat as and when due,and(u)Tenant pays[o Landlord an amount eqwl W six(6)months of Mm�mum Rent and Addnional Ren�at the rate appticable hereunder dunng[he 6-rtwnth penod follow�ng -3- 246 of 1214 Dx.uSqn Ernrolape ID 6718261 t-C640d1C°r95�3-7E15iF14t9F8 the Temunatiun Date,then upon Tenant's sunender of the Prcmises to Landlord on the Termination Date in xcordance with the terms and conJdions of ihis Lease, (,andlord,Trnant and the Guaranwrs shall be rcleased from any further liability and obligaiiuns under this Leasc,exccpiing any liability or obligatio�s accruing prior to thc Tertnination Dute and thosc ihai expressly swv�ve thc expirauon or tertnmaaon of thcs Lease by their terms:or (b) lf Tcnant ceases bus�ness operatcons with less than one hundred eighty (180) days' advantt Terminaiion Notice to l,andlurd,pro�idcd Tenant(i)compl�es wuh all of�ts obltgauons under the Ltase(induding but not limited to paying all Min�mum Rent and Adduwnal Renq through the latcr of(I)the date it ceases operauorts in the Premiscs or(?1 the date Landlord recervcd the Trnnmaho�Nonce(the"F.ffech�e Termmation Qate"),(ii)pays to Landlord an amoun�cqual to cwelve(121 montAs of Rent uid Addwonal Rent at the ntt appbcable hercunder dunng the 12-month pcnod Cotlowing ihc Effecnve Tmmnauon Date,and(u0 surrenders posxssion of the Premises�o Landlord in the cuaditfon requircd by this Lease wuhm th�rty(30)days aftcr Ne Effccuve Tcrmmauon Date,botA part�es shall bc rcicased from any fuMer liab�lity and obligations under thu Lesu,excepting any lubiliry or obli�tions accrumg pnor ro the EfTective Tertnination Da�e and ttWse that eaprcssly survive ihe expiniion or tcmination of this Lau by char terms. The pro�csions of this Amcle I A.I shall survive tlx termma�ion of thc Lease IA.2 GREASE CUNTAI\MENT AND CREASE TRAP DETAIL This Seetio� IA1 sAal!o�ly be appFisabk if�pplicable Law,�ive�Teaant's Permitted Usc,requires Ttaaet to install tAe itemslsystems listcd ia this section(i.e.,kitcAcn hood,greese trap,grease containmest system,Mc.). Tenrni shall prov�de and ins�all all exhaus�equipment ductwork,controls,etc.as necessary for the comp�ete instaUation of �ach kitchen hood as requircd by local code.building specificatwns and/or as directcd by the Landlord. Tenan�shall rcmuve and wash the filters�a the hoods to the food processing exhaust sys�ems on a daily basis,and scrape and clean thc hoods at a minimum once every threc(31 months,or as designated by Landlord,with a record of such cleaning to be given to Landlord's property munagtt tf gas is used in the Premises,Tenant must install a Qroper yas cutvff valve in the Prcmius at its exprnse. Tenam shall prov�de and instafl,at Tcnant's cxpcnu,a Grcax Concainmcnt Systcm(equivdcn�to G2 Grcase Guard XD or betta)and a Grcase Trrp�ppro�ed by Landlorc!a�d in compliance with all applicable Laws. Thc Grcasc Cunamment Systam is�o be installed on all grease exhausting equipment. Teoant must,on a roWme basis or as needed,maintam and repair the Grcase Containment 5ystcm and Grc�se Tnp at Trnan�'s expcnsa,and mus�thorou�hly cleon such vaps on a bi-monthly bas�s and a reco.j of such cicaning must bc Yiven to Landlord's property manager. Tena�t shall provide and mstall,a�Trnant's czprnu,a means for disposmg of cookmg od meetmg Landlord's rcqu�rements and all appllcable Laws. Tenan�shall,on a routine basis or as needed,nuinwin,clwn,repair,etc.thc cookmg al disposa!system at Tenanl's exprnso. If Law reqwtes Terari lo mstall a grease trap,then Tenant shall do so in an area des�dna�ed b• Landlord,tn�ts commemally rcuonable diureuoa. IA.3 EXTER�II�AT10\SERYICES Tenant u•iIt provide for monthly(or more oRrn as naded)eatermination serv�ces from a reputablc prov�dtt et the Prcmues such that the Premises are free of insects and rodents. IA.4 SL'BORDINATIO�UP LEASE At thc optivn of Landlord,�his Lease shall be supenor or subordinate to the hen of any mortgage or deed of trust(collechvely, together with any mod�ficauon,extcntion o�replacement thereof,"Mort�aue")upon the Prtmises or any property of wh�ch the Prem�ses fartn a part.From and after the date hereof,Tenant will not pay any Rent undcr thc Lease more than th�tty(30)days�n advance of�ts due date,nceep�for any pmpaid Rem due upon execution of this Ltase. From and after che date herrnf,so long as therc shall be any assignmrnt of Landlard's interest m th�s Leax to a lender.Trnan�will nor.(i)surrcndcr or consent ta the modification of any of the �erms of�his Lwsc nor ro ihe tertnination thercof by I.�ndlcxd,nor seek to tcrminarc this Leau hy rnson nf any x�rx omission of Landlord until Tenant shall have given written notice of such ac�or omission ro the holder of the note or other oblig�uon secured by a mortgage upon the Prcmiscs(a�such holder s last addzess fumished Tenuu)and until a reasonable period of tirtx shall havic elapsed followin�[he�i��ng of such notice,during wh�ch penod such holder shnll havc the nght,but not the oblige�ion,to remcdy such act or om�ssion.Upon notiee of the default of Landlord under any of�he laan ducuments heW Sy Landlord's lender,7rnant shall tecognize Landlord's Irnder(or tho pany designated by it m wnting)and attom to it in accordance with the tem�c of this Lase. Upon rcquesl, Tenant shall execute a nondisturbance and xaomme��agnemeni in ihe form of non-dismrbancc and attommene agreemem anached hereto u�:hibit"N". IA.S NUTICE REGARDING BROW'NFIELD (a) Tenant Acknowtedgement. By execunon of ih�s lease. Tenant xknow�edges �ha� Landlord has disclosed the followin� to Te�ant and Trnant hereby acknowledges and undersunds thac: (i) the Shopping Cenier is located on a daignated Brownfield Sue, found to coneain conummated soi!and groundwater.�s morc panicularly described in the Declara�io�of Ratrictive Covenant and Subordinatio�of Mongage to Declantiun of Restnarve Cuvenant(the"BrQwnfieid Dalsratan"l,a copy of which is atuched u E:►ibft"!',uid Tenant's use md occupancy of the Premius and Shopping Cea1tt,in accordance with the terms of this Lease,shall be subject W�he ternu and condiuona of the Brownfield Dectaration:(ii)the slab upon which the Premises is coactnuted conscitwes pan of the bartia which prcven�s human expowrc and pcevents waler infilvation, and Tenant shall not under any c�rcumsunces perform any modifications or wotk within or to the Prcmises, specifically mtluding but not limrtsd to plumbin�or electncal wwk,which could in any way elTect,d�sturb or dsmage the slab;(iii)the Tenant shall fully and in good faith cooperate with I.andlord,Landlord's contractors,Miami-Dade Counry(the"M�C").and aher govemmenta!a�rncees m the inspeciioa ofthe$hoppmg Centtt and Prcm�us pursuant to the Brownfield�eclanuon and the perfomunce and compteuon o(any<umpliance or rcmediatioe -a 247 of 1214 DoctiSqnErnelopelD 8�4818>>-C840-47C5-95aY7Et54Ft4a9f8 work rcquired pursuan�thereto:and(iv)prwr tu prrfurtnmY any work within the Prcmisa.T�nant shall grve nouce to Landlord and submit all proposed plans and specificat�ons to Landturd for review and approaal,wh�ch may be withheid m Landlord's sole discmwn. Any work tu be performed by Trnam�hat could af7ect,diswrb or damage the slab or any underground utilnia shall be subject to the landlord�s ngh�to modify the Trnam's uope of work,select the contractors to perfam the work,provide work area supmision,and enforce health and safety protocols,all at Trnanfs sote cost and exprnu. (b) Warver. Bxcep�m the case of�oss negGgence or willful misconduct of Landlord,i�s employas,agrnes or contracwrs, Tenan[,on behalf of itsclf and its agrnts,contractors and cmployea(collectively the"Tenant IRe easors"),does hereby release and forever discharge each of l.andlord and Landlord's rcspectrve ofTicen,directors,members,managers,agen[s,anorneys,employees. subsidiaries,a�liates,successors and ass�gns(cotlecuvely the"tattdlurd Released Part�es"),as applicable,of and from any and afl claims,ac�ions,cauxs ofx�ion,demands,suits,covenants,agreemena,rcpresemations,obtigations,costs,liabilities,cxprnses,losses and deb�s of any nawre whatsoever, bo�h at law and in�qu�ty, rclaun��o any matter,claim or right, whethcr pr��srnQy known or unknown,asserted or unasserted,which any of the Trna�t Releasure nuw has,e�er had,or may have against the Landlard Released Parties ans+n�from,relaung to,or otherwise in connection with: (q the environmental condnions resulting in the Shopping Crnters dcsignation as a Brownfield Sitr,(i�!em�ironmental assessment and remediatioa activities at the Shopping Crnttt;or(ii�)any adverse environmencat condition Ihat may exist or otherwise relate to thc Shoppmg Crn�er as of thc date of this Lease. (c} Indemnuy. Tenant shall not cause or permi�any interfercnce wrth,damage�o,or aheration of the slab or any part thereof,including the ut�Gty lines and other improvements connectcd or allixed thercto loca�ed under,on or in ehe Premises,wi�hout Landlord's prior wrivan consrni and full compliance with the tertns and condrtions of the Brownfietd Declaration,and Tcnant shall indemn�fy and hold Iwrmless Landlord from any and all claims, damages, fines.judgments, penaltia, costs, liabilitia or losses (irtcluding,withoui hmitatiun,a darease m value of the Premius,damagcs due to{oss or rcstriction of rcntablc or usable space,or any damsges due that adversely impaci the marketing of ihe spxe,and any and all sums paid for setdertxnt of claims, attorneys' fees, rcasonable consulunc and expert fees)ansmg dunng the Leau Tertn or any rc�wal of this Lease,and arisfng az a result of any failurc by Tenant to comply hercwith. This m�mnificauon includes,w��hout limiu�ion,any and all costs incurred due to any inveseigation of thc si�c or aay clwnup,rcmoval or rcs�onuan manda�ed by a fedenl,state or local ey�ency or political subdrvision. Wnhou�limiutan of the forcgoing if Tenant causes or permits any such in�erference,damage or alieration,and such rcsults in conumination,a rclease of �ases,conWm�nated soil,a groundwatcr,or any damage to perwns or propeny as a resul�thereot,Tenam shall promptly,at its sole expense, take any and all necasary actions to retum the Prcmises w hs pnor condicion Tcnant shall undertake no testing for thc Fmsence of cuneaminanon or wke any rertxdial acuons wrthout m each Instance obtaming La�dlord's pnor wntten conunt, whkh consent shall not be unrcasonably withhcld or delayed Landlord and parties authori ed by Landtord or applicaSle law the shall havr xcess to the Prem�ses in order ro inves�igate and tat wi�h respect t�any suspecied rclease of gas,soil or groundwater,or any interferencc wrth,damage w,or altenhon of the slab or any part thereof,and to acccss the Premises as needed for any rcmedial action deemed nccessary by Landlurd. 1A.6 PARKI\C STRUC"TURE AND PARKING STRUCTURE CIIARGES Tenant acknowledges bemg adwsed[hat the Shoppmy�Cen[tt pari:mg structurc w�ll be upen�o the grneral public for parktng for a fce(which shall bc rctamed by landlord and/or the opereior therco�and vnll not be lim�ted to u,:by employces,agrnts,custortxrs a�d in��icecs of the Shoppmg Centcr tcnants Landlord agrees to pro�idc Trnant witA�alidated free parking for Tenant's emp(oyres(but not iu customen)on the terms and condiuons provided duwhere m[h�s Lease and m ttie D�::laration. Landlord shall be spedfically enlided to implemtn�a systcm far convollcd access io park�ng w�thm the Shoppmg Centu and,m pan�cular,the pahing svutturc, which system may mclude a ga�ed emry. In this regard, Landlord may make commercially rwsonable rtadifications to the currrnt coniroRed parking and Yal�datwn sysiem,providcd thai m any eveni Tenant's employees ue pe�mit�ed io park in�he Shopping Crnta parking scructurc whde workmg at the Prcmises at no cost w Tenant(other than the Parking 5tructure Charge(as hercinafta defincdp, wb�ect to�his Article IA.6 and�he Declarauon Tenant agrces that it wdl cooprntc wrth all rcasonable requeses of Landlord wnh respect�o the implementauoa and operauon ofsa�d vandahon system,mcludmg but not limited to purchasing a validat�on mach�ne,and take rcasonable s�eps to I�mu cvcumv�ntion of the y�alidanon system. Landlord rruy limit employee parking to specified areas of the parking stnuturc(in wh�ch evrn�,Tcnant shall noufy all o(ns employees m wrtung at thc time of their employmrnt�hat employee parking is rcstriaed to dcs�gnated areas,and hmned�o the worktn�houa of the employee,�nd tha�parking in undesignated arcas or durio�the employee's non-workmg hours could result in towm�of�he employee's vch�de by ihe Landlord or its agent,at the employee's cos�),may impose time hmus for p�rkmg validanon to d�uuurage long-tertn parking in the parking stnuture and may further timit access io the parkmg struccurc bctwcen midn�ght and 9:10 A.M. so az to discourage mass-transii patrons from uti6zing the parking structure(or long-term parkinb. Landlord may desibnate parkin6 spaces for shon-term use or ehe exclusive use of occupan�c o!the Shopping Cen�er on each parkmg level of ihe parking structure. Notwithsta�m�, amth�ng in �his Leax W the contrary, the cus�c uf op�ratin`, maintaining, repairing and rcplacmg the followfng items that are uti6zed sulely for packmg or to implement conwlled parkmg shall not be indudcd in Te�ant's"gross'Rent bw,rather.shall be reimbursed by Teoant nnly through the"Parkine Structure Charge": the surface of•`e parking spxcs and driveways assonated therewlth.rc-striping such areas and�mpfementmg controlled parkmg,including a vslidatioe.parking pass and monitoring system. The Parking Structurc Chary�e shall be an annual fixed charge payable in monthly installments in the initial amount uc forth in Artide I(n);prov�ded,afla the first full cafendar ypr of the Leuc Tertn the Parking Structure Charge shall incrnse by an addiuonal 3°o per ca4endar ycar in each subsequeni calendar year dunng the Lease Tcrtn(proroted fo�any pamal calendar year or monthly penod). The Parking Structurc Chazga shall i�crease by two and onahalf porcent(25°0l an�ually on each January !,and shalf also incrcase from ume to ume based on Trnant's proportionate shara of (i)any increases in insurance prtmiums ovtt and above the esuma�ed amounts sel forth m the budgN pursuaol to the Declaratwn,and(i�)any commercially rcasonable insurance deductible on thc parking structurc,w•hen mcurred as a result of a casualty loss. Tenant shall pay�he Parking Stnuture Charge monthly,in addition to monthly Rrnt,and ihe Parking Structure Charge shall be cons�dercd Addntonal Ren� for all purposes hcreunder The costs of opmting the Shopping Crneer parking structurc and the remain�ng Common Area withm�he Shopping Center will be allocated in accordance wuh Ihe Declaracion. IA.7 DIRECTORY SIG�AGE FeE Ten�nt hereby acknowledyes and agrees that Landlord may elect�o ms�ll d�rectory signage�denufymg Tenan�'s business and, within thirty(30)days following wntten requat from Landlord,Tenant shall pay ro Landlord a one-ume fee m the artwunt of 5500.00 -5- 248 of 1214 DowS�gn Envefop�ID 87482B11-C840-�7CS95�43-tEt54f��a9Fe for the cost otsuch signage and lhe instailation thtttoC Such amount,when billed,shall be considcred Addi�ional Rent heceunder. IA.8 COtiTINGE\CIES (a) Existing Tenant Waivcrs and Consents. Wdhm one hundrcd twenty(120)days after the car�itt of tho rnd of the C'ity Consrnt Period or lhe date the City Ca+senu have been ubtained("Existin¢Trnant�onsents Pedod'�1.Landlord will seek in good faith to�btam consents or waivers kom Existing Trnants for thosc consent itcros rcquircd es listcd on ExAibit"J"("�xisunyLTenant Consents")with rcspect to certain Shopping Crnter Restrichons and aher requirements under the Existing Leaxs. IC laadlord is unable, upon temu and condi�ions mutually acceptable to Landlord and Tenant in their solc,but gw�d(aith judgment, to obtam the Existing 7cnant Conunts by the rnd of the Ex�stmg Tenant Constnt Penod,then(unless Landlord and TenaN each have waiv�d in wri�ing the reqwrement for Exisung Tenant Consen[s under th�s Lnse) at any ume chercafler and prwr to Landlord obtaming such Necessary Cortunls,erther party,a[tts oppon and upon writlen nottce to Ihe olher party,may cancel and tertninate the Ltase and upon domg so,neuher Landlord,Trnant nor Guarantors shal!have any further obligauon or habiluy w�he other party under this Leau,except as to obi�gatwns thai specifically survrve the expuanon or euher tertnma�on of this Lease and u w any obhgauons ansmg or accrumg p��ur to�he cerminauon hereunder,and Landlord shall retum to Tenant its Secunty Ueposrt wuhm fifleen(I S)days aRer surh nontt u unt by euher pany. The part�a funher acknowledge eha�thc Landlord's ex�sung Icase wrth the Orangc Thcory("Q=")trnanl m lhe Rewd Unu of the Shuppmg Center mcludes tht foliuwmg prov�sions that havc been disclosed(collatrvely,the"OT Use Prov�sions"): (A1 "Uu of RooF For Exerc�sc Area: Notwithstandmg anythmg m the Leasc to the contrary, Landlord consents to Tenant's ux of a port�on oF ihe top level of ihe garage at the Shoppmg Ccnter for conducung ouedoor exercise clusa m compl�a�ce wrth the Permutcd Use and th�s Agreement The specific arca withm the top leve!of chc garage to bc so used by Tenant(the"Outdoor Ezcrcise Arca")shall be detertn�ncd by Landlord and Tenant's use iherco(shell be bm�ted to fimess claases conducted withm the boundanes daibmated by Landlord.In no event shall Tenam's acuvuia m the Outdoor Exttau Area disturb other�enants,or block w impair in any way the free flow ot Ira(lic at any t�me Tenant shall keep the Exercise Area m good clean and safe condmon For Tenant's use,wh�ch obl�gatwn shall mclude�he sweepmg and rcmoval of all rubb�sh before use,if not ya done by Landlord's cleanmg veodors,as well as the rcmova!of an}�and all property and trash after each use";a�d (B1 "(a)hon-competi�ion Subuqucnt to the datc that this Lcase is executcd and ihroughout the remainder o(ihe Leau Term,Landlord agras noe to rnttt mto any aher lease or occupancy sercrnxnt tha�permits a premiscs in the Shopping Center as curtenqy in extstenco and shown in E+chibrt A atuched to this Leasc to be used f�x a "Competing Busirxss"(�s defmcd belowl. tb)Dcfinitions. (i)"Ezclusive Uu"shall mean a class-format personal traming fitness studio; (ii)"Compcting Busincss"shall mean a business which uus i�s�rcmius in thc Shopping Cen�er owned by Landlord pnncipally for che Exclusrve Use,eacep�eha<<he Competing Business restric�ioas shall noi apply to(i)any tenams or occupants of the Shoppind Crnter u the date of th�s Lnx that have the righi to oprnte for�he Exclusivc Uu, (ii) eny rcnewats,substitutions, relocations or replaccm�nts of any tenants, occupants or futurc occupanu in possessan as of the date n(�his Leau provided the primary use of such rcnewal, substitute, relcxarcd or replacement �enant �s subs�antully the same as the comesponding pnmary use as of the datc of this Lease; (iii)any stores or tenants who occupy more than I5,000 square fcet at ehe Shopping Center,(iv)a tenant or occupant that sells goods,products or urvica thae falt w�thin�he Exclusive l se definition if such sala are not�he principal business of such tenaat or occupant;(v)tenants ofFering o[her types of group ezerciu classes or a studio,specifically mcluding.but not limitcd to,yoga,pilaces, s¢innmg/cycling,berte,stmchmg,bozing and dance classes and/or studios;or(vi)if the Lnxd Prcmius currently occupicd by Tenant ccases to be uscd principally for the Exclusive Use.'� Landlord shall na be required co seek to obtam any consents from OT with rcspect io the above OT Uu Provisions,buc as long as M8 Padel LtC,a Fbnda Iimited lubili.y cumpany,rcmams che Trnao1 under�his Lease and operat�s only for the Pertnh�ed Ux and does no�open�c a class-form�personat training fitness stud�o(bw Cur purposes o(this mdr-nnity provis�on, training and instruction in padel balt itulf,wfiether prov�ded in a class-(ortnae or no�,shall rat be considercd a"personal treining fitness studio),and has not assigned its nghts under this Lense to an unafTiliated third pany. [.andlord agrees to indemni(y, deQnd and hotd Tena�t harmless from any actual and ducumenicd loss or d�mages �ncutred by Tenam (but excludinY TenaM's own spetulauve,special,conuquentiat,or punitive damages)as a result of OT(i1 exercism�any riLhts under clause(A)of the OT Use Provisions w7thin any ponion of thc Permiscs in a manncr ma�erially interfenn�wieh the operation and use of the Permicted Use within the Premises:or(iil seckm`or obtaini�g dama�es or an injunctan or similar rclief against Tenanl based on a claim that the operation of thc Premises for thc Pcrmnted L'se as a social sports club themed eround Ihe sport of"padcl:'including providing instruction or tnining in padel ball,whether u put of a clus-fornut or not, constitutes a violation of OT's Competing Business provision in clause(B1 of the OT Usc Proviswn above. (bl Ciry Consents and Apptovals under Declantion. Within s�xty(601 days aRer�he Effecuve Daie("Ci�v Conseat Period".as same may be extended ai prov�ded belowl.Landlord wt11 scek in good fauh io obtain consen�s or waivers from the City of Miam�("C�'1,25 the owner of the City Umt and City Spxes under the Deelaration,ineludin�any modifications to the Declantion, in a fortn mu�ually xecpuble�o Landlord and Tenan�in their sole,but good fahh�udgment("Gry Conscnts");prov�ded,Land�ord.upon wnuen no�ico�o Tenant given at -6- 249 of 1214 DocuS�gn Enveb0e10 57482B11-C640-47C5�9543-7Et54Ft649F6 �ny time pnor to�he rnd of the original calcula�ed C�ty Consent Perwd, may extend�he ungmal Crty Consent Penod by up Io an adduional s�xty(60)days from the end of the unginal calcutated Ciry Consent Penod abuve, �f Landlord m good faith believes that the City wdl require additional time to either confirm or deny such Ciry Conxnts. If[.andlord is unable to obtam, upon tcmu and conditions mutually acceptable to Landtord and Tenant m their solc,bW good faith;udgment,�he City Co�scnts by the md of the City Conscn�Penod(u same may bc ertendcd above),then(unlcss(,andlord and Trnant tach have waived the requirement in wnung for City Co�sents undrr this Leasel at any tirtu thereaRer and prior to Landlocd obwining such Necessary Conscnts,ci�her party,at its option and upon written noticc to the othtt party,may canccl and�crminate thc Leau and upon domg w,ncnher Landlord,Trnant nor Guaran�ors shall have any further obbgsuon or liabil�ry to the othtt party undn�his Lesu,except as to obligations that specifically survive�he acpintwn or tarl�er tertninatiun of th�s Leau and as to any obligations arisiag or accruing prior co�he tertnination hercunder,and landlord shall return to Tenant�u Secunty Deposit within fiftecn(I S)days aRer sach nouce is xnt by cithcr pany. (c) Lend�r Consent. 1L'�thin forty (451 days afler ihe date that Landlord hu obcained the Ex�sung Tenant Consen�s and Ciry Consems C'Lender Conxn�Period"),Landlord will seck ie good Caith io ob�ain consenu or warvers,upon terms and condiuons mutually uceptable to Landlord and Trnant m their sole,bw good faith Judgmmt,from Me[ropolitan Lifc tnsurance Company, the holder of the currrnt financing rncumbcnng the Shopping Centcr.("Ltnder")(or approval of this Leasc and any consents requircd to approve the rcdevelupment o(the Prcm�ses in accordance with this Lease and to effect the Ciry Conscnts("L er Consent"). If Landbrd is unable to obtain,upon temss and cond'uions mutually accepabk�o Landtord and Tenant in their sole,but good Faith judgmen�,the Lender Consem by the end of tho Lender Consent Penod,then(unless Landlord and Tenant each have waived in wTieing the requircment for Lencier Consene)a�any ume thcrcaQer and pnur w Landlurd obtaming such Neeessary Consents,then ei�her party,at its option and upon written nouce to the other party.may cancel and termina�e the Lease and upon doing so,�ither I.andlord,Tmant nor Guaraneors shall have any (urther obli�ation ur liabdity to the other party under this Lease,excep�as to obligat�ons tha�specifically survive the expirahon or earlitt termmadon of this Lease aod as to any obligations ansing or accruing pnor to the termination hertundtt,and Landlord shatl retum to Tmant its Secutiry Deposn wnhm fifleen(I S 1 days after such notice is sent by euher party. The date Ihat Landlord has oblamed both the Existing Tenant Consents,Ciry Conscm and Lendcr Consent(collrnrrelr."plecessary Cottsents"1(or Landlord and Tenan[have waived m wnting such conditions mider this Lease) is referred to as the"S�e �ion!A.S(a).Ib1 and k)Satisfxtion Date". (d) Tenani's Pertnits and Approvals. Tenant shatl be respunsiblc, ai its wle cos� ard expenx, for ob�aining all necessary govcmmenial permns for its use and occuparuy of the Prcmises, including without limitation, zoning,use and occupaacy appro�alz and thc Bwlding Permits(as defincd m F ►ibit"B"ot�h�s Leasel punuaN to chis lease(the"TenaaS's Permiu"). A fttt the Secuon I A S(a).(b)and(c)Sausficuon Date, Tcnant shall apply for all Tenant's Pertntts on or befort the applicable deadhne m E:hibit"B"and diligenlly pursue the issuance�hereoE In the even�Tenant fails to obuin us Permits within one (1)year aAer�he date Trnani first files its appl�cation with the City of Miami Beach arKi/or Crty Boards(ihe"Permh Pcnod"), then,at any time aRer the Permi[Penod, Tenant or Landlord may�erminace this Lease upon notice to the other,a�d Landbrd shall retum�o Tenant iu Security Deposit withm fifleen(I S)days after such notice�s unt by either pany(provided.howtver. that Tcmni's right�o tertninate shall be contingent upon Tenant having d�li�enlly pursued same in accordance w�th the terms of this Lease). If any of ihe necessary Tenant's Perm�ts rcmam unissued at[he expiratwn of tlx Petmii Pmod,Landlord shall have ihe opcion of seekmg(but shaU noc be required �o seek) che Trnant's Permits. as applicable and in� commerculty reawnablc fuhion,on Tenant's behalf. If Landlord elects to pursue obtainmg Tcnant's Prnnits,Landlixd shall grve Trnant notice of such dection on or be(ore the arlitt to oecur of ien(101 days followmg the expiration of the Pertnrt Period,or five (51 days followine receipt of Terunt's terminaiion aouce,if Tetwnt terminata th�s Lease pursuant�o�his section IA.8fd),In whkh cvent such terminauon shaN be rendered void.If Landlord provides Tenant with the nohce descnbcd above that Landlord will seck to punue such Tenant's Permits,Landlwd and Tenant shall splrt equally the cous and expenses incurted by Landlord in �rying to obtain ihe Tenant's Pcrmits aftv the Pcrmit Penod; prov�ded, however,once Laadlord has spent 550,000 in a�regate(525,000 allocable to Landtord,and 525,000 allocable to Trnant)Tmant shall not be liable to pay any additional sums;at ihis poin�,Landford will be 6able for all rcmaining costs incurred by Landlord and usociatcd with obtaining Tenant's Pertniis if Landlurd s�ill choosa to pursue ihem.Should Landlard so elect.Trnant shall reasonably cooperate with Landlord in its efforts to obtain the Tenant's Permrts. If Landlord is urtsuccessful in oblaming all unissued Tenant's Pormits wilhin one hundred fifry (I501 days atler making its elecnon to pursue sartu, or earlier if Landlord should elect for any rcason to disconunue its effons and so notifies Tenant{the"�_Perm��_Perio4"),then nther pany,at ns option and upon wntten notice to the other party,nwy cancel and tertninate the Lease(provided Tenant's nght to terminate shall be contingent upon Tenant having diligendy pursued same and coopented with Landlord's efforu in accordancc with the ternu of this Leasc)and upon doing w,ncicher Landlard,Tenant not Guaran�ors shall have any further obligation or liability to the other party under�his Lease, except as to obligations that speciFically sunivc the expiraiion or earlier terminatiun of this Lwse and as to any obli�uons ansing or xcruing pnor to the�crminauon hercunder,and La�lord shall rcium to Tenant its Secunty Deposn within fifleen(I 5)days aRer such naice is xnt by eithcr party. Notwithsund;ng the foregoing�o�he contrary,d the T�nant's Pertrnts are iuued at any ume after the expiration of che Permn Petiod or 2nd Ptrmit Penod and nc��her party has then excrcised its right to termina�e�his Lease, thtn the nghi to lertnirwte shall no longer be avadable to either party�nd this Lea+�e shall conhnue m full Corce end efTea u if no such termmation nghc cver eaisted. ARTICLE 2-GR.AVT In considerauon of the Rrnt agreed io be paid and of ihe covenants aod agreemtn�s madr by thc panies herew,from and after the Deli�cry Date,Landlord hereby teascs�o Tenan�,and Tenani hereby leases(rom Landlord,the Prcmises,sub�ect to and upon the tem�s and condilions ut forth in this Lease,togethtt w�th the nontxclusive licrnse to icu,m common with others entiUed thercto,the Common Areas,subject to the[emu and conditions of th�s Lease and ro the Rules.TMs Lease shall bc cfYecuve u of the Effcc�ivc Date. but unti!thc occurrence u(the Delrvery Da�e Tenant shall not have a possessory in�ercst m the Premise.Dut Landlord will pennit Tenant a license for xcess to the Premixs as reawnably roquired to carry out the obligatiuns of Trnant under�h�s Lease,mclud�ng u relatcd lo design and permitting,prior to the Delivtry Datr,provided,Tenant shall not have the nghl to rtuke any afteration to the Prcvuus as presently existing prior to the Delivery Dace and Landlord may conunue tu upente and ux�hc Premiscs as a paricing arca,and uses utcidenWl thereto,as eziuing on tfie Effeccive Date until the Delivny Date. ARTICLE)-RE�T 250 of 1214 Docu$gn Ernre(ope t0 5748281 i-C640-47C�9543-7E154F1449F8 Trnant will pay all ReN to Landlord,without pnor notice or dcmand snd w�thout ofFset,deducuon or counterelaim whatscever, m the amounts and at thc ntes and times set forth herein. Rent w�ll be paid to Landlord m curtency of thc Unrted Statcs usmg Landlord's designated"Retailcr Payment Portat"(the"�"),or such other place as Landlord may designate upon Nouce(as defined m ARKIe 35)to Tenant at any time dunng the Term.Tena�t will regi�et�and access the RPP using the followmg hnk. recervables edens.com. Tcnant exprcssly a�{rees that Tenan�'s co�•enanis and ubGgaiions to pay Rent and to perform its other obhgauons under this Lease arc absofute,unconditional�nd irrevocable obligations wh�ch are separate and�ndependent from any of Landlord's covenants,obl�g�uons, reprcuniations or warran�ies in�his Lease. (A) Paymrnt of Minimum Renc Tcnant will pay Landlord the Mm�murt Rent m monthly mstallments,m the amounts set forth in Article I(K),in adva�ce,commencing on the Comrtuncemen�Date,and on the firsi day of each calendar month thereafter throughout thc Trnn. Tenani wilt pay the Advance Monchly Rent Paymem �o Landlord conwrreni wuh Tenant's executwn of�his Lease and this amount will be credited toward the first payment of Rem dua For any portron of a calendar month a�the begmmng of the Term,Trn:tnt shall pay m advance the pro-rated amount of the Reat for each day mcluded in such portion of the rtwnth. (B) Paymen�oC Percentage Rent Tenan�wdl pay Percentage Rent dunng the Tcrm pursuant to ehe formula stated in Article 1(L)of this Lesse,wuh each mstallment thercof due and payable w�thm thirty(30)days aRer the rnd of(i)the first month during any I.eau Year in which Tenane's Gross Sales execed thc Breakpomt for such Lease Year,and(ii)each subsequent monlh during such Lease Yeac Each payment of Percemage Rme wd�bc accompanicd by Tcnant's submission of its Gross Sales report for[he applicable month in accordance with Arc�cle 4 below If the first o*last Leau Year is more or Iess than twalve(12)months,then the Breakpoint wil!be adjiuted accordingly on a per diem baz�s to rcflect the number of days dunng the respective Lease Year in which this Lease was in effect. Perccntagc Rrn�wdl bc ad�usted and reconciled,if rcqwred,annually,as further set forth in Article 4. (Cl Payment of Addmonal Rent. In add�hon to Mm�mum Rent and Percentage Rent,all other payments to be made by Tenant to Landlord pursuant to this Lease,mcluding,withou�I�mrtat�on.penodk and recurring charges(coUectively,"periodic Ren1"1 will be deemed additiorwl rent(�he"Add�twnal Rent")hereunder,whe�her ur not designated az such,and will be due and payable on demand or together wnh the nexi succeedmg ms�allment of Mmimum Rent,whxhcver occurs C�n[;and Landlord w�l(have the same remedia for failure to pay Add�honal Rent as for non•paymrnt of M�rtimum Rent. Landlord,a�its elec�ion,witl have�he nghc�o pay for or perform any act which reqwres the expenditure of any sums of money by reasoo of the failurc or neg�ect of Terwnt to perfortn any of its obt�gapons undtt this Leau, and �n the event Landlord, at rts elecuon, pays such sums or does such azts rcqwring the e+ependicures of monies,Tenane wdl pay[.ar�dlord,upon demand,all such sums,and�he sums so paid by Landlord,together wich the Late Charge an 1 Interest(both as heremaRer defincd)thereon,wh�ch wdl be eemed Additional Rrnt. (Dl late Charye and Interesc A la[e charge of five percent(5°a)of the monthly Rent(the"Late Charee")will be added to each Rcnl paynxnt no�received by Landlord prior�o the trnth(IOth)day of Ihc month in which wch payment is due. The Latc Charge will be due and payable on ur before the first(I sq day of the mon�h immediately foltowing thc late payment o!Rent. Any amount due from Tenant to Landlord which is not paid when due,including the L.ate Charge,will bear imerest at a rate equal to the lesscr of(i)one and onahalf percent(I.5°o)per month or(ii)the highest ratc permi�ted�mder Laws("lnterest")(rom the due date unul paid. Trnant's payment of any Late Charge or tntcrest will not excuse or cure aay default by Tenan�undcr this l.ease. Landlord's election noe to asuss the Lete Charge or Interese for a�iy late payment will not consumte a waiver or preclude Landlord from aacrssing such Late Charge or Interest at other times and as of thc date that l�ie Charge or tntcrest became due. (E) At Landlord's option,Landlord will apply any payments received from Tena�t in the follow�ng ordet: First,toward �he payment of any Ineercst accrued a�ainst Tenan�'s accoun�;second,toward the payment of any Late Chetge and any kgal expenses or additional administretive costs incurred by Landlord to enforce any provision of this Ltau;thud,�oward che payment of Additional Rcnt,including,without limitation,Taxes,Insurance and Ezpenses);and thrn,toward the payment of Minimum Rent and Percentage Rent. ARTICLE 4-GROSS SALES REPORTtNG The lertn"Gross Sales"means the gross procccds from all busincss conducted in or from any part of thc Premises and Shopping Center,including,without limitation,membership Cccs collectcd by Tenan�,the�oeal dollar amount of the adual sales price,whether for cash or on credit or partly(or cash and partly on crcdit,of all sales of inerchandise and scrviccs and of any and all other receipts of business conducted m or from the Premises and Shopping Crnter, mcluding but not limitcd lo,all food,bevernges,services,goods, mercha�dix,gift and rtxrchandix certificates.deposits not rcfunded to purchasers inctuding all sums paid on lay-away sales which are or wdl become forkited to Tenant, commiss�ons received on vending machines or other similar devica, sales by any sublessee, concessionairc or licrnsee o(Terun�or otherwise made from or�n the Prcmises or Shopping Crn�tt,the reuil value of any goods, services,food or metchandise received by employtes in lieu o(eammgs,and of any and all other receipts oC busmess conducced�n or from the Premises or Shopping Crnter pursuant to orders made,rcceived or fulfilled at or from the Premises by mail,celephone,video, computer or other elecuonic or technology-based syscems,whether existing now or devetoped in the future,intetnet sales whether made from a mobile,stataaary,store or customer-owned device(if either the device on which the sales are made or the location of the produce o�which they are fulfilled is µ•ithin the Premisesl,or o�htt similar orders iacluding,Due noe limited to,sucA sales and services(i)where the orders thercfor originale at and are accepted by Tenant in the Premius,bw delivery or fulfillmrnt thereof is not made Cmm U�e Premises,(ii)by means of inechanical and uther vending devices�n and around tht Premises.(iii) tha�ue purchased following access fiom a link (rom the Shopping Center or Landlord website,and(i�-)which ihe Tenant in the nomul and custumary course of its operations would credit or attnbute to its b�siness upun thr Pttmises an4 Shopping Center,or any part or parts thtteo(;and all moneys or other things o(value received by the Tenant from its operauons at,in,on or from the Premius which arc not expressly cxcluded from Gross Sales by the other provisions of this(.ease. Each ule upon installment or crcdit w�ll be rcgarded as a sale for the full price in thc month during which�he sale is made,irtespective of the time whrn TenaN recerves payment from its cusromer. Na deduction is alluwed for uncollected or uncollectible crcdit accounts. Gross Salcs,however,will not include ti)anY sums coUected and paid out by Tenant for aay sales,ust,occupation or reeail taa imposed by any duly conscitu[ed govemmental auihority upon purchases from Tenant ac rtail and cullec�ible by Trnant from purchascrs; (ii)the amount of retums to shippen or mnnufacturcrs:(iiil the ezchange of goods or merchandise betwcen the sturcs of Tenant,if any. where such exchangcs of gouds or merchandise are made solely for the convmient operaiion of the busineas of Ttnant and not for Ihe purpuu of co�summating a sale which was made at,in, from or upon the Premises or for the purpose of depnving Landlord of the -g- 251 of 1214 DocuS�gn Envebpel0 67482B11-C640-47C5-95437E154F1444F8 benefit of a sale which o�herw�se wou�d be made ae.�n,from ur upon the Prcmiscs:(iv)the amount of any cash or credii rcfund made upon any sale where the merchaodise sold,or some part thereoC,is thereafler returned by Tenant's c�utomer and accepted by Teaant. but wlNy N che extent that thc pruceeds of any such sale wuuld ha�e been induded i�Gross Salu pre��wusly:(�I sales of Teaani's fixtures not�n the ordin�ry course of Tenant's businrss;or(vi)that portion oF any instnx�ional fee which Tenani collects (rom its cusWmer or member and pays to a third-party who pro��ided the instrucuon(i.e.,a non-employee instnuWr),except that Gross Sates shall include chat ponion of any such instructional fee charged/collccted by Tenant in excess of the amount paid to the third-party ins�ructor(by way of example,if the cost of a pade!incvuction cfass is S 100.00 and Trnant pays 560.00 to the non-employec inswcta kaching the class.ihen S4d.00 will coum towards Tenani's Gross Salcs). Each month dun�g the Term,Tenan�mus�submi�to Candlurd a repon of iis monthly Gcoss Salcs on a Conn satisCacwry w Landlord by the iwen�ieth(20th)d'ay o(thr month following�he rtwnth of the sala. Within foRy-five(451 days afler the end of each Lease Year,Tenant must 9ubmi�io Landlord a s�aiemenc signed by a cenified publK accountant or authoriud ot'ficer oP 7enant, certi(ying�ha amoum ofGross S�les from che Premises for such Lease Year(che"Annual Gross Sales S�acement"1. Ifthe Annual Gross Salns S�a�emeni retlects�hat thc amount of Percent�ge Rrnt due for thc applicable Lease Year was grearer than the total of the monthly amounu actually paid by Tenant m Lan6lord during such Leax Year,tfien Tatant w�ll pay the defic�ency Io Landlotd within thiny f 301 days following Tenant's submission oC the Annual Gross Sala Statemeni ro Landlord. If Tenant fa�ls to umely submit Gross Sales information,in addition!o any other remedia to w'hith Landlord may be entiUed for an E�•ent of pefau�t by Tenant,Tenant will be assesscd a fee of Five Hundred and�o Ib0 Dollars(SSQQ Wl Coc each oceurrertce.,and One Nundred and no i(1�Dollars(5100.00)for each day thereafltt until Landlord rcceives the applicable report of Gross Salcs. Tenant will deliver each Gross Sates and Market$ales rcport to Landlord via the RPP and must include all a(thr information required thcrcia. Landlord will have the nght upon not�ce to Trnant,at any time during the Term,to direct Trnant to submit Gross Sales and/or Markct Snles rcports us�ng an altemahve method of delivery. Landlord's rcceipt o(Gross Sales reports via the RPP is deemed suffic�ent nouce to Landlord for this aod only this purpose under Lease. Landlord wiR have the right upon notice to Tcnant,at any time dunn6 the Tcrm,to duect Tenant to submit Gross Sales rcporu via a designaied unline ponal. Landbrd's rece�pt w accep�ance oCany Gross Sales statcment,or any Pttcrntage Rent paymene, wip na bind Landlord to the correcmess of the statemen�or payment,and will be w�thout pre��+ce to Landlord's�nspeciion and audii nghts as pru.idtd brtow. Tenan�must keep,and wil�cause each subtenant,hcrnsce,or conecssionairc of Tenant tn keep,m the Prem�ses an accurate and complete set o(books and records of Tenant's Gross Sates includmg,without limieauon but to tht extem commerc�ally reasonable, all sales of inerchandis�:and revenue derived from all basineu conducted in the Prcm�ses and Shopp�ng Cen:er,cash rcgister tapes or E mnt of sale reports, is applicable,sa{es stips,order rccords,rtcortis of:ransacUa s wrth subtenants,coocasiona�res and Lcensees. banking rccords,and othet such records as rtwy be needed ro pertnn an effec�ive mspection and audil of Gross Sales(" or s") The Records must conform to generally accepted accounting principles consiscendy applicd. Landlord,or i�s agents,will have thc nght to audh the Records at reasonabk cimes dunng ordinary bus�ness hows upoa Kotice to Tenant. Laodloid wilt fiave thirty•s�a(36)months afler its receipt oCany Annual Gross Sales$tatement to conduct a Gross Sales audit and,in con�ction thaewi�h,the Records must be rctained by Tenant for at lcast thirty-s�x(36)months after the end vFthe Lease Year to which such Annual Gross Sales Statement rclates, or�f Landiord has begun an audit in accordance w�th this Article,for such longer penod as may 6e required to cnmplete such audit. Tenant's obligation to maintain the Rtcords and L andlord's right to audh the Rtcords as provided �n th�s Artrcle w�ll surv�ve any carm�n��ion,cancslla�ion,w expiration of this Lease. If any audit of Gross$ales discluses tha�any sta�tment of Gross Sales underswtes Gross Sales for the applitable reportmg penod, Tertant must pay to Landtord on demand(�1 the amount oC�he dcfidency witfi {nterest and(ii)if any audit discloses an understatcment in Gross Sales of fiv�percent(5°0)or more,the expenses oCthe audit must be paid by Tenani as.Additional Rent. lf such audi�d�scloses a discrepan¢y prejud�ci•rl to Landlord oP five percem(5°0l or more of Percrntage Rrnt,and Tenant does no�rtmedy the same within thirty(30)days of wriuen notice Gom Landlord,Landlord wi[l also have the right a terminaie this Lease. l!such audii discloses an overpaymrnt by Tenant, Landlord wiU refund any overpaycnrnt in Pttcentage Rrnt within thirty (30)days followm6 cumpletion of�fie audii. ARTICLE 5-SEC�RITI"D�PUSIT Tenant, concurrently w�eh the exewuon of th�s Lease, w�l! deposi� w��h Land�ord the Secunty Deposit as securiry for tht performance o(Trnant's obhgatrons hercunder. If Tenant commus an E��ent of Default with respect to any provision of this Leau, Landlord,in its sole discretion,may elect io use,apply or reuin a41 or any pan of the Security Deposit for the paymem of any Rent If any portion of the Security Deposit is so used,applied or retained,Tenant must,wi�hin fiftecn(I S)days afler written dertund thaefor, deposit with Landlord an amount sufficient io restorc the Security Dcposit to its original amoun�and Terwnt's failure to do so will be an Even�of Oefault. Unless required by Law,Landlord is no�required to kcep the Secunty Deposit separate from us general funds and Tonant is not be rntitled to interest thercon. 1(,at the ezpirauon of the Term,Tenant has paid all amounts due by Tenant hercunder and Ta�ant is net othecwisc in default,the Seturity Deposit or any unused balance thereo(,will be retumtd to Tenant within fiflern 115) da�,following expiration of the Tcrm and upon Tenant's surtender of possess�on of thc Prcm�ses in accotdance with this Lease. The 5ecurity beposit does not constitute prepaid Rem or liquidated damages,but it may,at Landlord's sole option,bc applied by Landlord toward thc payment of the final mm�th's Rtni due unJer th�s Lease.1 f�herc is an Event o(Default at the end of the Tertn,then Landbrd aAcr any such Evrnt of Oefault has bezn curcd,mcludmg being cured by paymrnt out of 1he Stcuriry Deposit,then shall rctum the rcmaindcr of the Security Deposit not applicd to cure any such Event of Default to Trnant as prescribed hercin. ARTICLE 6-C011MENCEMENT OF TERN AND RENT The Term of this Lease aqKl the accrual of Rent hereundcr will commrnce on the Commrncement Date and conUnue unt�l the expiration of the Term,at which timc this Lease w�ll terminate without notiCe Io quit,lhe same being htteby waived by Trnanr,provided howe�er,except with respect to Tenant's obli�tio�u to pay Minimum (teni and Periodic Rent.Tenant's covenants and ob{igations pursuanl lo this Lease arc cffec�ivc and Tenant is fully bound thercby from and afler the ElTective Date. If Tenam fails to open the Prcmises for business,fully fixtured,scocked and staffed,on or beforc the date which is onc hundred eighry(I80)days after the Commrncement Dale(other than due to an Excused Closure),then the failure will be an immediate Event of Defautt and Landlord will have,in addition to any and all remedies a�ailable to Landlonl For an Event oE DePault by Tcnant,tl�e option [o imm�diately cancel and terminate this Lease,in wfiich even�Trnant will forfeit any and all Security Oepos�t and prepaid Rent. In -9. 252 of 1214 DocuSgnErnebpel0 67682871�840-o7CS9543-7Et54F1M8fB a�nion,if Tenant fails to open�hc Premises for business on or beforc one hundred ei�hry�1801 days aRer the Commencemertc Daie (other th�n due to an Excused Closure),thcn a!I of Ttnant's chazges will nevMhdess commence on�he Commencemcnt Date at the rates specified in this Lease.except th�t,as liquidated damages and not as a pe�alty,Minimum Rcm w�il commence and bc payable at the rate of twa(2)�imes the monthly amount ofTenan�'s initia!Minimum Rent per day until Trnan�opens for busmess. Upon Landlord's request.Tenam will e�cecwe and deliver m Landlord a document confirming the acmal Commencemrnt Date ofthis Lease. ARTICI.E 7-PRENISES for the purpose of this Lease,the Premises is descnbed m Article I abovc and extrnds to the outside of ex�erior walls and W the center line of any swctural floors to the bottom of the roof and rtxzcanines, cotumns and passageways, together with the appurtenances specifically granted in this Leax(including ihe nght to use any outdoor sata or seating area),but rcservmg and eKcepting at all umes to Landlord the use of the extenor walls and thc roof and the nght to insall,maintain,use,repair and replace pipes,ducts, condu�ts and w�res leading tArough the Premiscs and sminY oiher parts of the 3hopping Ctnter("Landlord Installauons'�); if any Landlord Installut�ons intttfero in any ma�enal respect wrth Tenan�'s ability to operate al Itast eigl+t(S) modulu paddle courts u permuted under th�s Lease,and a clubhoux and amenity s�ructure,for the Permitted Use,thm Minimum Rrnt shall be equitably rcduccd propon�onally:however,in�he even�that Landbrd's lnsullauons cause Tenant�o have fewer than six(6)padel courts,thrn Tenant shall have the nLrht to termma�e the Lease and have tis Securny Deposit returned within fourtcen(I4)days For example purposes only, if Landlord mswllehon cause Tenent to fox I S of iu padd courls,then Mfnimum Rent shall be reduced by 1 8. ARTICLE R-CSE OF PREMlSES Tenant covenants and abrecs to uu the Premises only for ihe Permitted Use and operdtc only under Tenant's Trade Name m the transacuon of bucmess in che Prem�ses. Tenant covenanu that ie witl rtot: (A) plxe or rtumtain any si�as in any parkin�areas of tha Shopping Center outside of the Premixs,including any vehicle s�gnage:or 1B! commit any waste or otherwise operote [Ix Premises in viotatiun of Landlord�s Shoppmg Centtt Susta�nabd�ry Pnctices(as dcfined below);or (C) use the Premises for any immoral or�Ilegal tnde or purpou. By execution of this Lcust,Landlord makes no reprcscntatiun or warr�nty io Tcnan�that Tenant's operetion for the Pertnitted Use in the Preeiises meets(ocal zoning m tand use ordinances,and Tenant mt�st obtain,a�iu wte cosi and expense,any and all rcquired prrmits fu�its we anJ vccupan�y uf ihe Premisa. Tenant muse keep the Prcn�ises and opcnm thercin in a rtwnner ehat does not distufi other tenanu or cus�omers�nd does not detract from the rcpuwtion and mte�iry of[he Shoppmg Cemer. Tenant mus�operaie iu business in a dignified manntt and in xcordance w�th h�gh sundards of s�orc operation so as to mainuin a charocta��keeping with the rcst of the Shoppi�g Crnta. Tenane's use of tht Prcmises�s subjat.at aU times during the Term,io Landlord's ngh�to adopt,modify and rcscind from ume w�ime any Rules ooc m conllrct wi�h my of the ezpress pro��sions herein�oveming the Pertnitted Use and/a use of the Common Areas,and other matters aRecung other tenants in and the grneral management and appearance o(the Shopping Cmter Tenant aYrees to comply with all of the Rula. In addiuon,Tenanc ancl ns contraclors must adhere at all dt►us dunng the Trnn to reasonable rules, regulations,specifintions,and related progams from ume to time implemented by Landlord to assure the suswioabduy of the Shopp�ag Crnter (collceuvcly, the ••$honvine Center Susuinabilitv Pracuces"). The Shoppmg Center S�stoinability Pracnccs may bc implemented from hme to time by the promulgation of consistrnpy applied rules and regulatwns, tenaN handbook, constnxuon spec�('icatwns and matmals manual, and/or lists of recommended�endon in order to ass�s� Tenant's compGance hercwuh,or any combmatwn thereof The Shoppmg Center 5usWirwbdiry Prxt�ces can be(ound at the followin�I�nk hstgs: edens.com/sustaineble_ ocactices•euidd. As a material inducertxnt for Landlord m entcr mto this Leasc,Tenant agrecs that Tenant's operations at the Prcm�scs wdl be carbon neutral (i.e., Tenant wdl demonstrate that there are net-zero carbon drox�de emasions from Ihe Prcm�sesl u of the Commencement Date and each calendar year thercafter dunng the Tertn("Cubon Ntutral'�or"Carbon Neutrrhtv") Tenant will demonstra�e Cazbun Neutrahry Ihrough the use of renewablo rnttgy at the Prcmises(which may mclude ihc ase of on-srte rcnewable energ�resources rxh as solar and w�nd power to�he extent applicablef,and or to the extrnt perm�tted m the�unsdicuon m w�hich the Premises is loca�ed,the purchase ofrenewable energy certificata("RF.Cs"1 and/or carbon offsets from cert�fied pro��ders(or any s�mdar certificatcs,credits or oRsets that may become�qvailable ovcr hme and arc genenlly accepted in the industryl. . R'ithin ih�rty(301 days aRer the Delivcry Datc(and From time to ume thereaflcr upon trn(10)busmess days'rcquat from Landlord).Tcnani will providc a written certification to Landlurd demonstnting whether Tcnant�s Carbon Neutral, and if so,such statemem will�nclude documenntion reflec[ing the same C'Tenant's Cemficauon"l. 7ertant must submit Tenarn's Ceruficatwn via ehe method designated by Landlord from time to time(which may mclude,but not be hmited�o,a dai�atcd email address or via the RPP) In the e�rnt Tenani fails to prov�de Trnant's Cert�fjcauon,or Tcnant's Cemficauoa does not rcflcet that Tenani has been Carbon Neutral, Tenant shall cttAer (i) purchax elednctty based on rates (or dectnuty genen�ed from renewal enerEy sources under a program admmisttted by thc locs!dectne provtdtt for use m the openuon of Ihe Pttm�ses as rcquved for Tenant's operehon of the PttnuSes to be Carbon Neuval or(i�l otherwise putici�te in Landlord's RECslCarbon Offut purchase program for the Shopping Center(the "Pro�am"),whtteby Trnant wdl rcimburx Landlord fw Trnant's Pro Ra�a Sharc of thc costs v�the ProYram based upon Trnant's aetuat usage of nonicnewable energy st the Premises. In the event Tenant is required to pan�cipate�n the Pro�{ram ax set focth herein. Tcnam's Pro Ra�a Sharc of the costs of the Prognm will be paid monthly,comme�cing on the Cummencement Date and on the first day ofqch calendar month themfler. Notwithstanding the foreYoin�,Tenant will not be rcqwrcd to participatc m the Program for any -10- 253 of 1214 Ova�Sign Ernebpe 10 67d82811-C640�4TC5-9543-7E154Gti49f8 period uf time in which Tenant providcs Tenan�'s Ccnificauon,which includcs ducumentation rctlecting that Tenant has 6een Carbon Ycutral. .4RTiCLE 9-CO\TI\UOUS OPER.4T10\ Tenant must promptly open for business on or beforc ihe Commencement Date,or wtthin a rcasonable time thercafler not to exceed I 80 days aRer the Commencement Date.and thereafler conunuousty conducc its businas in the enurcty of thc Prem�ses dunng the Tenant's Min�mum OperatinY Hours. Tenant wlll kcep its s�orc adequa�ely swcked with 3alcable merchandiu and adequacety siatTed with employccs in an ctTon to produce maximum Gross$ales and m compliance with all the tertns o(th�s Lease If Trnant (ails lo continuously coaduct its busmess in the Pnmises during the Trnnnt's Minimum Operating Hours,othcr than due m an Excused Closure, Landlord may,at Landlo�d's solc ophon(bw in addition to rcmedics available to Landtord for a�Evcni of Dcfault by Trnant),cancet and terminate this Leau by srnding Trnant Notice thcreaf, in which cvent Tman� muct immcdia�cly surcender possession of the Premises to Landlord. During any day when Trnant is not open for business at the Premises dunng ihe Terunt's Minimum Operating Houn,oeher ihan due to an Excused Closurc. then.without I�mitauon of any nghts and remed�es provided to Landlord under this Lease or o�herwise,the Mmimum Rent due and payable under this Lease for such day wdI be due and payyble u a rate equal w two(2)dmes the Min�mum Rent rate otherw�u due and payable as liquida�ed damages and not as a penalty Notwithstanding anything henin to the co�trary,Tenant clos�ng for business for na[ional holidays or for rcasortable periods(or the[ollowing reasons shall not be viol�tions of this Article 9 and shall be deemed an"Excused Closure"� (�)inclement weather,casuatty,cundemnnuon and other rcasons of Force Majeure;provided,Tenani has grven notice to Landlord of the occuRence of any such evrnt within trn(101 business days after Tenant should rcasonably bc awarc of the occurtence of any such evont consti�uting an Excused Closurc and provided Te�nt is exerc�sing commercially reasonable due diligrnce to re-open(ollowing an evene tn�genng an Excuscd Closurc;and(n)after the fohh(4th)Lease Year,closure for renovauon (excluding renovahon caused by a casual�y event)wfiere Tenant cannot rcasonably operate due to the nature oCsuch ongoing rcnovation and provided any such closure for such renova�ion does not in any event etceed 60 days in any four (4) Least Year period and provided such renovatan is being performed continuously, with due diligence and in a commercially reuonable manner m ordor to rcopcn within a crommercially reasonable period of[ime no�to e�ceed 60 days. ARTICLE 10-RETA(L RESTRICTIO�L1�11T Diuing the Term,Tenane wiU not.dirccdy or indirectty tArough any o�cer,director,member.scockholdcr,afTi6ate.parcni or subs�diary or any frrnchisee or Iicenue or prinnpal or par ur,enrage io�ny busines similar to or m compaitwn wnh ihai for wh�ch the Premises are let(a"V�olatine Bus�ness"1,wrthin a wdius of one(�!mile of the outside boundary uf the Shopping Crnter.Such restrictan will not apply to a business existing as of tAe Commenccment Da�e of this Leau,provided the premises of such exis�mg business are not ezpanded. f f a Violating Business is opened aRer thc Commenccment Datc,Tenant mus�submit to Landlord a monthly report of its Gross Sales during the prcceding calendar month and each applkabte calendar rtwnth thereafler during the Tarm,so long as the Violatmg Business conunues to opera�e,getKrated by such business.which report must be m accordance with Article 3 hereof (••Viola�ing�ross Salts"). In addihon�o any righ�s and rcmedies ava�lable to Landlord,upon the openmg for business of any sixh Violating Businrts.Trnant will immediatcly cvmmence paymg to-Candbrd in(iei�oC Minimum Rcn�the greater of(�►two hundred percent(200°0)of Mmimum Rrnt or(ii)Minimum Rent and Percentsge Rent calculated to indudo th�Violaung Grou Salcs for the prio�calmdar month,as liquidated damagu and na u a penalty,until the Violaeing Bus�ness ceases uperaeing. Landlord wil!have the right to examine thc Rceords of the Vwlaung Business and to au6u any Violaung Business in accordarxe with ihe provisions of this Lease applicable to an audn of Records for bus�ness conduc�ed at che Premisa and Shc�pping Center ARTICLE 11-C.4RE OF PRE�IISES Tenan�,at 7ena�t's expense,wi11 at all times kcep the Premises(mcluding the inside and outside of all glass ir,the doors and windows of the Premises)m a clean,ncat,orderly and safe condiuon and Tenant will cumply with all requiremenu of Laws affecting the Premises. Tenant will use reasonable diGgence to kcep the sidewalks and outside areas immediatcly adjo�ning the Prem�ses fiee from ice and snow,and a�all umes broomctran,free of erash,litter or obstructions of any kind. Tenant w�ll promp�ly remove any mold (rom thc Premises caused during Tenan['s posseuion of the Prcmi�a. Trnant will heat and cool nc�Premises,keeping the Premises at a temperacure sufficirnt to prcvrnt heezing of water pipes and fixturca and the 6nowih of mold. Tenant will,at rts wle cost and ezpense.mclud�ng any and nU govemmental fees,and in accordance with Laws,provide Cor the regular rcmoval of oll trash,rubb�sh and garbage from the Premiscs Landlord reserves the nght�o des�gnate,from time to time,o third-party trash collectwn and recychng vendor,m whkh evrnt Tenant wdl,as Landlord designates.either(i)rc�mburse Landlord,as Additional Rent,the cost of same baced on Trnane's proportwnate share as u rcla�es to the Floor Area of all tenants uUhzing the service or on such other bas�s as Landlord rcasonably determmes,or�u)co.�traci dirccdy with such desi6mated veedor for such services and pey such vendur di�ecdy ARTICLE 12-C0�1110N.4REAS A�D PARKINC All Common Areas m or about the Shoppmg Crnter arc sub�cct to the exclwive con�rol and managemeni of Landlo�d. Trnant, the Tenant Part�es,and Tenant's concessiona�res,customers and mvitces shall have the rwn-exclusive licenu,m common with Land�ord and all othns m whom Landlord has or may hereafler grant nghts, to use th�Common Areas as designated from ume to eime by Landlord,subject w the Rulrs,mcludmg but not l�mrted to Landlord's dcsignauon o�specific areas in which cars opented by Tenant and the Tenant Pahies must park and ihe n�anner.hnxs and areas Tcnant rcceives detivenes of goods and mttchandise. Tenant must sbide by the Rula and agrees to use�ts bes�effons to cauu tAe Trnant Parocs to conform thereto. Landlurd rtuy at any t�ne iemporotily close parking areas outtide of�he Prcm�ses and o�her Comrtan Arcas,and Landford may do such other xts in end to�}+e Common Arca4 u in its judgmrnt may be des�nble. Tmanc w�11,upon rcquese,fumish to Landlord the lice�sse numbers of the cars operated by any of the Trnant Puties. If rny of the Tenant Pan�a fa�l to parlc thnr cars or otber vehicles in Common Arns so designated by Landlord, upon written notice,Landlord wi11 have the�ght m us sole d�scrcnon to(i)charge Trnant an adminisuative fee of Twcnry and Na 100 Dollars(S?0.001 per day per cu parlced in any Commoa Arcas other than�hose designatcd,and{i�1 have such cars or aher vehicles physicatly removed from the Shoppi�g Crnta at Tenant's ezpense,w�thout any bab�l�ty whe�soever a Laadlord. Taunt w�ll not at any time interfere with the nghts of Landlord and other tenants,rts and their co�cessronaires,oRcers,employees,comractors,agrnis, cusromers and mvitees,to usc any pan of the parking arcas and ocher Common Areas. .��. 254 of 1214 DoarSrynErnebpelD 67482Btt-C640-47CS95a37E�5aFtaa4f8 Anything in this Lcau to the contrary notwithsunding,Landlord has the nght at any time after the Effectrve Date to alta. modify,change or move Ihe pazkine facilities or other Commoa Areas withm the Shopping Center as now constimted o�pla�ned or as hatafler rnlarged or dimmished. In addi�ion_Landlord resmes the nght to use or ailow others a use portions of the Common Ancas for varic�us actrviues,kasks or carts ur the like- It is expressly undcrs�ood and agrecd that the designatan or utc(rom lime tn time of portions of the Shoppin�Cen�er as Common Areas dces nnt rcstnct Landlord's use of such arcas for buildings,structures,or for such other purpose as Landlord dctermines. Landlord reurves the ngh�to msutute parking charges,vaki parkm�and to grant co third parties the non<xclusive right to cross ovcr and use,in common with Landlord and all tenants of the Shopping Cenitt,the Common Areas as dai�nated from time to time by Landlord- ARTICLE IJ-TAX RESPONSIBILITIES Tenant mus�pay.in a timely manntt,afl oprro�ing liccnse fees fur the conduct of its businas and ad valorem and other wxes uid assessmcnts lcvied upon its tndc fixtwu, penonal property, invrntory and stock of inerchandise, u well as all sala axes attributabte to its business kom the Prcmises and the paymeni of Ren�. Tenant's obliga�ions under this Article will survive any termination or expiration of this Lease and continue unti!the apphnble wxing authority removes such taxes from the appticable tax rccords. Upon any Cailurc by Tenunt io satisfy its responsi�ilities under this Anicle,Landlord will have the nrht,but no�the obligation. to make payment on behalf of Ten�n�,�nd such paymen�will be deemed Additional Rent due for the month in which such payment is made and will be due and payable upon ten(101 days'Notice ro Tenent evidencing payment by Landlord. ARTICLE 14-MECHANIC'S LIEN If Ay reason of any alteration,rcpair.labor perfomKd or matenals fumished to the Premises for or on behatf of Tenant any mcchanic's or o�hcr lirn is filal,clairtxd,perftcted oc otherwix utabGshed as provided by Law against the Shopping Ccnter,Premisa or any other portion of thc Shopp�ng Centcr,Tcnant mus�discharge or removo the Gen by bonding or otherwise,within�rn(10)dnys aRer Notice from Landlord io Tenan�. If Tenant fa�ts to timely discharge or rcmove ar,y such Gen,the f�ilure will be an imrtxdiate Evrnt of Default(u defined in Anicle 2d)and in addition to other remedia rcsened by Landlord on xcount oCthe Event of Default, Landlord may,but will not be obliga�ed to,cause such lien to be rcmoved or bonded over and Tenam must pay to Landbrd the costs Landlord incurs as a rault �including but not lim�ted to attomcys' fees and expertses), as Additional Rent hereunder. Tenant's obligations hereunder will survive the expiraiion or prlier termination of this Lease. ARTICLE IS- PAti"�1E\T OF TEti�\T'S PRO RATA SHARE OF EXPENSES,TAXES AtiD INSURANCE [�4'oi app�icnble.� " ARTICLE 16-FIXTURE5 AND IVTERIOR ALTERATIO\S Excepi for compleuon of Landlord's Work(as defined m�zhibit"B"l,if any,Tenant accepa the Premises m"as fs"condition. Tenmt exprcssly acknowledges that,exctpt as expressly provided for in th�s Leas_.Landlord makes no representations or warranties rc�{ardmg the Prcmises or the suiubitiry of the Premiscs for Ter�ant's business. Eacept for Tenant's Work(az defieed in EYhibit"B"1, to be perfomxd in strice xcordance with E:hibit"B",and the inscallation of unanached rtroveable trade fixturcs which may be ins�allcd without dritling,cutung or otherwiu defacing�he Prcmises,Trnant will not make any alterations or modificauons to the Premises without�he prior wnttm conxn�of Landlord,which consent will bc m Landlord's sole dixretion. Any elterauons or improvements in and to the Prcmises shall not adversely affect the vafut or the swctural mtegrity of the Premises. Landlord acknawledy,a that Tenan�'s Worfc at the Prcmises will ultimstely Icad to a decrease in the toul number of parking spaces at the Shopping Centtt. If landlord's approval is�iven, Trnant wdl make such permitted alterations, additions or improvemeels in a good workmanlike manner and in accordantt with all Laws and the Shupping Center Sus�ainab�lity Practices Under no circumstances will Tenant be allowed to make swchual alterations,addttions,or imprvvements or penetrate iht floor of the Pr�m�ses without the exprcss prior wriuen consent of Landtord;provided,however,by iis approval o(Tenant's Plans(as dcfined in E:hibit"B"),Landlord expressly wa�es ehe resviccions in this Articte 16 io the extent,bu�only to the extent.Tenane's Plans exprcssly provide for and pertnit Tenant�o make any structural altmtions, additions, or improvemenls or ezpressly pro��de for �hc manner and method of such perxtrations. All perrtunent improvcmenu will belonb ro landlord and become a part of the Premises upon tcrmination or cxpiration of this Leax. Tenant is rcsponsible for obtainmg,ai ns sole cost and expense,atl nccessary permits and approvals from any govemment�l authority rel�ied to any work to bc performcd by Trnam on the Prem�ses. Pnor to applymg for eath such permit and approval,TenaN must submit the pla�s for the same to Landlord for review and Tenan�will na submrt any such application to aoy go�ernmental au�huricy wiihow Landlord's pnor approval.Any unattached movcable[rade fiztures insulled by Tenant will at all times be and remain the property of Tenant,and Tenam wfll have�tie n�t to remove all or any pan oC�hc same from the Pmr ses a�any ume w long as Tenant is not in default o(the terms and prov�s�ons of this Lease;prov�ded,however,Tenant must repair(or reimburse Landlord for the cost ofrcpairing) any damagc tu ihe Prcmises rcsulung from ihe mstallation and removal of such rtems. ARTICLE 17-INDFM�IFICATION a�D tNSURA�CE A. Tenant's Indemmficauon. Tonant wdl mdemnify.defcnd and hold harmlus Landlord.Landlord's praperty managtt. employces,scrvants,licensees.Icssors,partners,o�ccn,shareholdeR,mcmbers,trustees,principols,agrnts,any�ound Icuo�,and any holder of a mortgage or I�cn on all or any portion of thc Shoppmg Center(collecuvely,"Landlord's Indemnitees"1.�om and against all liab�6ties,obligations.�udgmencs,penalua,claims,cosa,charges and expenses,induding reasonaDle archiiects'and attorneys'kes, which may be�mposed upon,mcurted by,or asserted agamst any of[arxilord's Indemniiees and azising,directly a indirecdy,out of or m conn«�ion with(i) the acts,omissions or neghgrnce of Trnant,or any person claiming by,through or unda Tenant,or Tenant's or any petson's contractoro,hcrnsees,agrnts,servants,or employets,m,on or about the Pmnixs and Shopping Crnter,(�i)the�ue or cecupancy of the Prem�ses by Tenant or any of tAe Trnant Parties,or(w)tha use or occupancy of the Prcm�ses by Tenant's cuuortxrs or mv�tees wh�lc in the Prem�ses- Nawuhsandmg the forcgomg,Tenant w�ll no�bt obl�gated to mdetmify Landlord's Indemnitees agamst I�ab�hhes,obhgatrons,�udgments, penalucs,claims,cosu,or chuges ar exprnses arising out of a ctaim for which Tenant is rcleased from hab�6ty pursuant io An�cle I9 below,or a claim�o the exteni ansmg out the willful mixoeduci or wle negligent aca or _�Z. 255 of 1214 DocuSx�nEnvelope(D 67aBZBtt�640�d7CS95s37E�54F'•4a9F8 omissiuns of l.andlord or its agents,emp(oyces,contractors,licrnsees or servants. This indcmnity and hold hartnless obligation will survive the ezpintion or earlier termination of this Lcase. B. Landtord's Indemnificatioo: Landlord will indemnify,dcfend and hold harmless Tenant and its officers,shareholders, mcmbcrs,�rustees,principals,agents and cmployees(collectivdy,"Tenam's Inctemnitecs"),from and egainsc all liabilities,obtigations, damages,penalties,claims,costs,charges and expenses,inc�uding reasonable attomcys'(ces,which may be imposcd upon,incurred by, or asserted agamst any of the Tenam's Indemnitees to the extcnt arisine,direcdy or indirettly,oui of(i)the negligrnt o�µillfu!acts or omissions of Landlord,or Landlord's agenu,employees,conuactors,servants or licenxes in,on or aboW the Commun Areas.(ii{the use of the Common Arcas. Additionally,except for alleged violanons of any Shoppmg Ccnter Restnuioas as otherwise diulosed on Exhibit "E'. Landlord shall indemnify and hold Tenant hartnless for any actual losses incurred w third part�es due to any o�her violations relaied to the Shoppmg Crntet ttstricuons surroundmg any exclasive or prohibitzd uses granted by Landlord to other ewstmY tenants in the Shopping Cenmr where such Shopping Crnttr restnctions are not otherwiu disclosed on Exhib�t"E".Nocwithstanding the(oregoing, Landlord will no�be obligated to indemnify 7cnan�'s fndemnitees agains� liabiliues.obligations,damages,penalues, claims,cous,charges or cxpenses arising out of a claim for which Landlon!is relqsed from I�ab�liry pursuan�to Art�cle 19 below,or a claim arising out of the µ�llful miuonduct or sole negl�gent acts or om�ssiuns of any o(the Trnant Parties. Thrs mdemnity and hold harmkss obligauon wiil survrve che exp�racion or ear6er termmation of th�s Leue. C. Tenam's Insunnce: Tenani covenants and agrees that, efTecuve as of the earlier of(�) ihe Delivery Date or(ii) Tenan�'s firs�entry into�he Prcm�ses,and thereafter at all times during the Term,Tcnam w�ill carry and main�ain,at its sole cost and upense,the following types of insurance in the amoums specified,providing thc co�cragcs,and in the forms set fotth below: (i) Commereial general liabiliry insurance(oecurrence basis commercial general li�bility insurance oa all of Tenant's operations at the Shupping Ceater�nd liabiliry assumed under the Lease and any other busmess contrxts,includmg Produc[s and Completed Opera�ions and Prcm�ses Legal L�ability,on a(orm that provides co�erage that is no Iess broad than that provided by thc current ISO fortn CG 00 Ol 04 13,is otherwise reasonably sausfactory io Landlord uid conuining no exclusio�Cor the acts or um�ssions uf the addiuunal insured(s)1 µith a combined smgte limit(or bodily injury, including dw[h to any person,and fo�property damages,of noi less than One Million and No 100 Dollars (SI,000,000.00) per uccurtenca Two ytill�on and No 100 Dollars {52,000.000.001 og�regate, plu5 ucesslumbrella habiliry insuranec contaming a per occurrence combmed smgle Gm�t of One Million and No 100 Dollan(S I.000,000 00)aggregate,(or gexral t�ability,automobi(e liabi6ty and connxtua!Iia6�Iiry(coltectrvely,the "Gabili'v Polk '1. If the Liability Policy also cove�s locations othtr than tht Premises,the pohty shaU �nclude a provu�on to the efTecc that the aggregate limit of Two Million Dotlars(SZ.000,000 00)shall apply sepantely[o the Premises.Land(ord,Landlord's propcny manager,ground lessors,and all mortgagees�nd other panies tha[Landlord designates by notice to Tenant(culleciively,the"Required Additional Insurcds")will each be an additional insurcd under the Liability Policy pursuant to an rndorscment thac provides no less coverage[o Ihe addi4onal insurcd than the curtent ISO(orm CG?0 I I 04 I3,and with an adduional endorsertxnt providing that the additanal insured coverage provided[o the Required Additional Insureds is expressly primary and non-con�nbuung Notwithsanding�he�imits uf hab�tity pro��ided in this Lease, if Tenant cart�cs lubduy msurance toverage with I�mits hi�her than the limits reqwred In th�s lease,the Reqwred Add�uonal Irtcuredc wdl each be an addrtional insured as to�he full covera�e limits actually canied by Tenant. (f the Liabi6ty Policy comprises morc than one policy of msurance,for euemple. ifTcnant maintains bWh a primary poGcy and an excess ur umbrella policy,then all of thex polic�es must(ollow(orm and satisfy the reqwremenu of this Anicle 17(C); (ii) "Causes of Loss Speciai Forni' property �nsurance covering all of(i) Tenan�'s Work, Tenan�'s leasehold improvertxnts,and all other improvcmrnu,bettcrnxnts,improvements,alterations,additions,and modifications to the Prem�sa,including,without limitation,wall coverings.Iloor covenngs,millwork,aod other improvemrnts,made by or(or Tenant or anyone occupying the Prem�ses by or through Trnant during�he Tertn(collectively,"Tenant's ImQro�•ements"1, (ii) Tenant's Signs and all fumhure, tradc fixtures, eqwpment, shdvmg, invrnmry, and othtt property Ioca�ed in or on the Premises,whether belonging to Tenant or to others�collcctively,"j�nant's Procertv"), and(iii)all pornons of the Premises which Trnant is responsible for rcpairing and maintaininy hettunder(mcluding all glass, including plate glass win�ws and doors)and a11 equipmrn� (including the HVAC (if applicable))and equipmeN used by Tertant in the Prem�ses)m or on the Premises,m an amount no�Irss than the fulf rcplacement cusc wuhout deducuon and not subject to coinsurance,io�ether wuh insurance agams�Ilood,water damage,vandaGsm and maLciout mischicf(callcctivcly,thc"Proocm�Policv"1. Thc Property Policy shall�amc Landlord and any mortgagcc �nd ground lessa of Landlord as loss payees and additional insurcds as thdr imerests may appeac Each Properry Pol�cy will either permit Tenant to warvc tho i�surcr's nghts of subrogation or be endorscd to provide thac the insurer waives ali nghu o�legal and convmtwnal subroga[ion az to Landlord and all ocher Required Addicianal Insureds; (ui) Bus�ness automobile liabifity insurancc on all veh�des that Tenant owns ur leases And h�rcd and nonowned Iiabiliiy msurance even if thrn are no automobiles owned or leased Ay Trnant,all of wh�ch will be subject w a minimum fimit of One Milliun and No 100 Dollars(S I,000,000.00)per acc�dent naming Landlurd and all other Reqwrcd Additional Insureds as additional Insurcds on a pnmary a�non-comnbuting bas�s; �rv) As pari uf the Property Policy, business ineome and extro exprnsc rosurancc on alt of Tenant's operations at the Prtmises,in an amoun[not las tttan eighty percrnt(80'.1 of Tmant's gross annual incume at the Premises,less nun- conunuing expenses for a period of nu less than twdve(12)months,aith no coinsurance provision and mduding a waivn uf iAt msurer's nghts of subroganon as to Landlord and the other Reqwred Additional Insureds: (�1 Workcrs' Compznsation insurance (to the extcnt rcquired by Laws) covttmg alf persuns employed, d�rctHy or mdirccdy, by Tmant, with rapect to whom death or bodily in�ury claims could be usertcd agams�Tenant,at a mimmum meeting the requirements of the appiicable state workers'compensatioo laws,a�d Employers L�abdiry Coveragc with a limit of at Itast One M�Ilwn and No 100 Dol lars(S 1,000.000 00)pet acadent or dtseue.Each policy of workers'compensation and employen'I�abiliry msurance shall be endorsed io providc that the ins�ucr waives all nghts of Iegal and convrntional subrogatioo as to Landlord and al1 o�her Required AddiGonal Insureds; _�3. 256 of 1214 OocuS�gn Erwelope 10 67ag2$i t-C64a47CS954',�7E154F1449F8 (vi} Any contractor of Tenan�performing worlc on the Premisos must carry and mainwm,effective as of the contractor's first rntry ioto the Premises, al no cxpense m l.andlord: (A) commereial generrl liability insurance, including convactors liability coverage,conVactual liability coverage,completed operat�ons coverage,business auto liabihty coverage, broad form property dan+age eedorsement and contracwr's protective liabiliry coverage, providing protecuon with limits for each occutrcnce of not tess than One Million and No 100 Dollars(5�.�.�.�)p� atcurrence,Two!Nillion and No 100 Dollars(S?.00O.00Q.O(1)a�;regatc;aod(B)workers'compensation ins�uance co��ering all persons employed,dircctty or indirecdy,by Tenan�'s contraceor,wiih rcspect�o whom death or bodily injury cla�ms could be assetttd against Laedlord,Tenant,or Tenant's contractor,in form and with limits in at least the emounts reqwred by appticable laws and Employtrs Liability Coverage with a limit of a�Ieast Ont Million and No IOU Oollars(51,000,000.00)per xcident and disease. To the fultest eztent permitted by Laws,each such policy of commercial general liabifity insurance will bt endorscd to name Landlord and all other Required Addfuonal tnsuredc as additional insureds on a primary and non-contributing basis,and each such worken'compensatwn poGcy will be endorsed to provide that the insurer waives ali nghts o(legal and convrntional subrogation as eo Landlord and all ocher Required Add�uonal Insweds: (vii) IfTenant produca,sclls or urves alcoholic bcverages for om or otF-premisaeonsumption,whethn for charge or no cAarge, liquor liability insurance with limies not less than One Million and No I00 Dollars (SI,000,000.00}per occurrence,Two Miltion and No/100 Dollars(S?,�.�1.00)aggregate,covering alI operations of Tenant at the Slwpping Ccn�tr and providing coverage for defeau costs outside of the limits of liability,and naming Landlord and aIl othcr Required Additional Ins�aeds as additanal insurcds on a pnmery and non-contribuung basis; (viii) Environmental Legal Liabiluy inctuding coverage for pol(ution ciean-up,mo�d,fungus and related bacteria,with a limit of not less than One Million and No 100 Dollars(SI,OOO,OOO.OQ) p�r occurrrnee,Two Million and No 100 Do�lars(E?,000,000.00)ag�ate,with defcnse costs covered outside of the limits of liability; lis) Equipment Brcakdown co�erage on Tenant's opera�iuns at the Premisa, mcluding covengc for loss of busmoss income,on a replacement rnst,agreed value basis,naming Landlord at�d atl olher Kequircd Additanal Insureds as additio�al insureds and Ioss payees(as their interests may appear)on a primary and non<ontnbuting bu�s;and (s) However,notwithstanding aaything contained in ch�s ser:ion ot the Lcase in getxnl,Tenant shall never be required to obtam humcane and/or winc'.torm co�erage insurarxe so bng as in the event of a h�rricane windstortn even[, Tenan�agrees to fix any damagc caused by the w�ndstorm event within a commetcially reasonrble amount of tirtx and to self-fnsure all nsks of loss [hat would o�herwise be covered risks under such humcane and/or windstorm coverage insurance has same been ma�ntamed in the amount uf the full replacemrn�vafuc of Trnant's Improvemen�s. All of Tcnan�'s pnticies required in this Lease musc (i)name 7enant as the insured,(ii)be rndorsed to require the insurcr to provide Landlord with a[least thirty(30)days'prior wrinen notice ofcanallation or tertnination;(iii)ro the extent Landlord reasonably considers applicable,contain crou-liability covcrage or a sevttabitiry of intaest clause in a commercielly rasatable form;(�v) not conWin any deductible provision in excess of Twenry Thousand and No l00 Dollars (520,DOO.t'0;: and (v) be in a commereielly rcasonable form.All inwranec camcrs providing insurance required by th�s Article must havc�o less than an AM Bat Company rating of A:IX(or the substantial cquivalmt�f AM Best Company ratings are no lon�er published?.Ter.ant must compty with atl requirements a�d recommendations of Landlord's insurance carriers. On or beforc the Detivery Date(ar Trnant's firse entry inco thc Prcmises, whichever is aarlier�, Trnant mact deliver to Landtord ccrtificates and ev�dence of the msurance reqwrcd pursuant to this Article evidencing the existence a�amounts of these policics,[ogether with a copy of the declaratlons pagcs oF al!rcquired polic�es, all endorsements naming the Required Additional Insureds as additional insureds or loss Qayces, as the casc may be, and all other endorsements requircd in this Lcase(collectively,the"Rcauucd�vidrnce of Insurance'�. If the Required Evidence of Insurance�s oot rcceiv�d by Landlord an ar before the earlier of(x)Tenanfs fin�envy imo ihe Premises and(y)the Delivery Rate,Tenant will not be permined eo access�he Premises,perCorm any work on the Premises or oihenvise use or occupy the Premises until such Required Evidence of Insurance is received by Landlurd. After providing the inicial Required Evidence of Insurance,Tenant must deliver Io Landlord the Required Evidence of Insurance wi�h rcspect�o the rcnewal or replxertxnt of each pol�cy reqwred under this Lease no ►ess than ten(10)days beCorc any such policy expires or is terminated,and at other times,at Landlord�s rcquest. Tenanc musc delrver eaeh certificate and the othtt Required Evidence of Insurance to Landlord by ema+l to the following emad addrcss: y�i-tl�ede�s.cQ. Each emad musi contain a subject linc that conwins the name of thc Shopping Center.Tenant's Trade Name and the storc space number of the Premists Landlord's receipt by email of the certificale and othtt Required Evidenct of tnsuranCC will be dcemed SufTic�ent notice to Landlord for this and only this purpose under Lease.tn addition to the Fotegoing.Landlord W ill have the righl upon notice to Tenane,ai any time during tho T�rm,�o direct Trnant to submii cenificates and other Required Evidence of Insurance to Candlord via a designated unline porwl. In addition to Ttnant's obligation to deliver to Landtord the Required Evidence af[nsurance as provided in this puagraph,from ume to time,on request by Landlord Tenant wi(I provide Landlord with a complete copy of the Tenant's current policics required in this Lease. Tenan['s obGgation tu carry the insurance provided for herein may be included within the coverage o(a w-callcd"blanket" pulicy or policies of insurance carried and maintained by Tenant;providtd howevtt,tha�the uu of�uch blanket po6cy of insurance shall not rcduce w diminish the coverage atT'ordcd Landlard and the other Requircd Additional Insurcds and the rcquircd mmimum limits oCcoverage must be available to thc Premises at all times. If 7enant fails to comply with its obtigation to maintain the policies of insurance rcquircd in this Ceau,l.andlord may,but wiil not be obligated under any circumstanca to obWin such insurance and keep the same in e[Tect,and if Laodlo�d elecu to maintain this coverage,Tenant must pay Landlord u Addi�iona!Rent,the premwm cou ihereof plus aa admmistrati�-e fee of fiReen percent(I5•.),upon dcmand. Landlord's election�o ob�ain or not to obtain such msurance will not afiect Tenaat's mEemmty oblig�tion ta Landtord under�his Articla In addition,the listing of rcqwred poGcies of insurance and minimum rcquircd limits in this Anicle will not tim�t Trnant's I�emn�ry obtigations under this Lease. D. Lnndtord's Insurance: Landlord will carry•comrt�ereial ge�erel liab�6ry insurance coverage on all Common Areas with a company qualified to transact busmess m tht state in which�he Premises are located,stipulatin�{limiu of li�bility of not less�han One Million and No 100 Dollars(51,000,000.00)wch occurtencc Two Miltion and No IOQ Dollars(S2.00O,�OD W)�enera�a�regate combined sittgle limit coveraga In add�tion,Lar�dlord will carty and maintain or cauu to be mainqined property insurance,wtth such covcreges,deductibles and co-insurance provisions az landlord may dNecmine,plus all endorsements and other�nsunnce coverages -14- 257 of 1214 OowS�g�EMNopetD 67a828it-C6a0-4%C�9543-7Eti54Fiaa9F8 dcemed reasonable and nccessary by Landford or tts lender or ground Iessor,on the Prcmises Building and other buildings in the Shopping Center,but Landlord will have no ob�igation�o insum any of Tenant's lmprovements or Tensnt's Pruperty. If dunng the Term the Premises are used for any putpou or in any manner which causes an increase in the rates of Landlord's insurance.Tenant must pay to Landlord,u Addiuonal Rrnt,the addicional premium caused thereby upon demand. Tenant will have no nghis in uid policies maintaincd by Landlord and wilt not,by rcason of rcimbursemcnt or o�herw�st,be rnU11ed to be nam�d a�addttional msured thercunder. ARTICLE l8-NO`-LIABfLITY;GENERAI.DAvtAGE AND FIRE DANAGE All Tenant'S Impro��ements.Tmant's PrupMy,and other property instalted,kep�storcd or maintained in ot on the Prem�ses must be so inswl(ed,kep�,storcd and maintained at the so(e risk of trnant. Atotuithstanding any o�her provision in this Leasc to�he contrary,Landlord will not be liable to Tenant,its subtenants ar concasio�a�res,or aay other pasons permitted by Trnant to occupy or do business in the Prcmises, for any damage ro or toss of property,rcgardless oP cause,and even ia the case of Landlord's fautt or negligence. Landford and Tenant have agreed to altocatc the nsk of loss for all Trnant'S Improvemrnts,Tenant's Property and all otha sueh properry of Tenant,iu subtenants or cortcessionaires or any other persons permitted by Tenant to occupy or do business in thc Premises,by Tenant oMa�nmg(or causing such subtenants or cancess�onaircs or other persons to obwin)insurance insuriny the Full replacemcnt cos�s of aU such proptrty,which insurance mus�mctude a waiver of subrogation prov�sion against Landlord for any loss or claim pa�d under such insurance caused by�he ac�or negGbence of�,andlord. Except us otherwise set forth in .Anicle 17 alwve, and ezcepl to the e+ctent prohi6ncd by applEcabte Laws, Landlord's Indcmnitees will not be Gable for,end Teaanl waives all claims againsl Landlord's Indemnitecs and cach of them for loss of or damage to Tenant's busincss or injury or damage to person or property sustained by Tenant,or any person claiming by,through or undcr Tenant, resul�ing lrom any acc�dent or occurrrnce in,on,or aboui chc Shopping Cen�ec,including claims for loss,�he(i,injury or damage resulting Gom:(i)aey eyuipment or.ppurtenances being or becoming ou�of repair,(iil wind or weather,(iii)any defect in or failure to operaie any sp�nkler,HVAC eqwpment,�Iectnc w�nng,�jas,water or steam pipe,stafr,railing or µ•alk;(iv)btoken glass;(v)the backmg up of any sewer pipe or downspout.(vi)the exape of gas,steam or watcr.(vii)watcr,sriow or ice being upon the Shopping Center or coming into the Premises;(viii)the Calling of any Fixture,plaster,ule,stucco or other materia(;or(ir}�y act,omission or negtigence of other tenants,licensees or any other persons,inciuding xcupanu of the Shopping Centn,occupanu of adjoining or conhguoiu spaccs or buildings,owners o(adjacent or contiguous property,or the pubGc Tenant must grve prompt Notice to f andlord�r case of fire or other casuatty("Casual ')to the Prem�ses� •the Shopping Center. If(i)the buildings(calcutated m the aggregate)in the Shopping Center are damaged to tAr extent of more than fifty percent (50°e)of the"cos�of replacemene'thercof(as definrd beluwl:or(ii)ciunng the last two(21 Leau Years of the Term,the Prcmises arc damaga!to ihe cxem�of more than�wrnry•five percent(?5°e)of the cost of replacrosen�thtTeoF,or(iii)the Premises arc damagcd to the extent of fifry percent(50°e)or morc of the cos�of rcplacement thercof and such damage tannot be repstred within one hundred eighty(180)days oFthe date of such occurrence,then Landlord may terminate this Lease by Notice to Tenant within one hundred cighry (180)days after the dau of the Casualty. If Landtord sa terminata this Lease,then tfie tetminttion date�11 be the dale stt forth m the 1Votice to Trnant,which daie will no�be less ehan thirty(30)days nur more tha�ninety(90)days afler the giving of said Notica T!u "cost of replaccment"will be dete.mined by the company or companies insuring Landlord againsc the Casualty,o�,if there is no such determination,by a qualified pttson selected by Landlord to determine such"cost of replacemrnt." If due�o a Casualty,either(i)the Premises are damaged to the extent of twenty-fivt percent(25°.)or more of thc cast of replacemem thereof,or(ii)morc than fiRy percent i50°.}of the Floor Area of�he Shopping Crnter lmmcdiaiely befare such Casuairy is rendered untenanwEle.Trnant may terminaee this Lease by giving Landlord sixry(60)days' prior Natice, grvrn within sixry(60)days afttt the date of the Casualry, Noewithstanding anything to the contrary contained herein,in the event of a Casualty to the Premises,and pro��ded the Lau is not terminated pursuant to the provisions conlairxd in this,4iticle,if t_sndlord(ails to"rnmmrnce thc restoration o�rcpairs[o the Premius" (which for purposes of this Article shall mcan filmg eny rcqwred appiicatans for building permits and approvals necessary to commence the work)in accordance wrth the prov�sions of this Art�de wrthm onc hundred eighry(t801 days foltowing the date of such Cawalry, Teoant wi1l have the ngh�to tttminate this L�ase upon th�rty(30)days'pnor Notice to Landlord,said Notice to be grven witfim[hiny �30)days aRer the expiraudn of the aforesaid one hundred eighry(1 BO)day pcnod,provided that Tenant's tttmination will De nulhfied �f Landlord commcrxes restorauon or rcpairs withm the 30•day period. If the Casualty rcnders the Premises untenantable,m whoie or in part,all M�mmum Rent and Addrtional Ren�a•111 abace propur�ipnatety dunng�he period ofsuch untrnantability(and,ifapplicablc, ihr Breakpoint will be proportionately redaced),computed on the basis of Ihe ratio which the amount of Floor Arca of the Premises rendered untenantahle bears to tha total Floor Area o(thc Premises;however,if in Tenant's commercially reazonable dncrmination, thcrc is not cnough floor Arca Cor Tcnant to operatc its Pcrmiucd Usc profi�ably,all rcnwl payments and moaetary obligations shall bc suspended uniil the Prem�ses are res�ored. Such abacement will terminate on the eartier of(i)thirty(30)days after the date any such repair and restoration work is substan[ially tompkted by Landlwd,or(ni the date Tenan�reopms for bus�ness in thc portion o(thc Prem:ses previously re�dered untenantable. Excep<<o the extent spetificaily set fonh in this Art�cle,ncither thc Rent nor any other abligations of Tenant unckr this Lcasc w•ill be affected by eny Casualry,and Teaant hereby specifically warves a�l othor nghts h might otherwiu have under applicablc Laws with respect to the Casualry. Tenant witl not be eauUed w and hereby waivas,rclnses,and relinqwshes any and alt claims against Landlonl for any compensation or damagc for loss of use of ail or any pan of thc Prcmises or!or any incunvenience or annuyance occasioned by any such Qamage,destrucpon,repairs,or restoration of the Prcmises. Subject to Landlutd's abiliry to obtain the necess;sry permns and the avaitabiliry o.`insurance proceeds sulTicient W cover the cos�of restoration and repafr,and eithtt party's nght to tcrmmate this Lease pursuant to the provisions of chis Anicte,Landlurd will wieh reawnable diligence rcpair or rcstorc the Prem�us(excludmg thc tloor and wall coverings and platt glazs in the Prcm�ses.Tawnt's Improvements,Tenant's Propetty and ihe other portions of the Premises that Tenant is required to�nsurc under Anicle 17 above)to a subscantially similar condition u cxisted prior to the Casualty(consisttm,howtvet,with laws then in existence):provided,landlord will not be required to expend an amoun� in exccss of the insurance proceeds rectived by Landlord in performing such repairs or rcconswction. Notwithstanding anything to the conuary m the forcboing,m no evenc will Landl�rd have the obligation to rcpair or rrstore the Tenant's fmprovements,Tenan�'s Property,o�any of the othcr portions of the Premius that Tenant is obli�ted to insure under Articic 17 abovc,and the Minimum Ren�and Additional Rent will not abate if the damasse was only to those port'rons of the Prcmius,Tenant's Improvemen�s,or Tenant's Property. •{S= 258 of 1214 DocuSgnErnebpelD 67aB28tt-C8a0-a7C5-95t3�7E�5tFt449F8 Unless thrs Lease is tcrmmated ac provided in this Anick,Tenant must prompdy: (i)commcnce and diligently pursue[o complchoo the repair,restontion,rcfixcunng and redecon�ing of ihe Prcmiscs,mcluding Tenant's Improvemcnts,Tcnant's Property and tfic pimions of the Prcmises that Trnant is obligated ro insure under Article 17 above,to substantially thc condition which such property was in at the�ime of the Casualty,including rcpa�ring,rcstoring or repladng Tenant's Improvements,Tenant's PropeRy.the platc gtass and wall covrnngs,and�I{other items tlwt Tenant is rcquircd to msurc under Anicle 17,to a substantially similar condiuon u existed prior to the Casualry,all subject to plans and specificauuns to be approved in wnting by Landlord;and(�i)open fm busi�ess in thc Premises u soon thercaRer as practicabte. ARTICLE 19-MUTUAL WAIVER OF SUBROGATION Nutwithstanding any provisinn m this Lcasc to the contrary,[andlotd attd Tenant exh hereby rcltues and retieva[he o[her, a�exh such pany hereby wafves its rntirc nght of recovery against the other,for any and all loss or darnage to any property,including, in the case oC Landlord,thc Prcmises and any loss of rrntal value,and in the cax of Tenant,the Tenant's Improvements,Tenant's Propeny and aU other alterations and add�t�ons,any rnd all equtpment,fixtura,and other propeny located in or about the Prertuses,and any and aIl lass of busmess income,arrsing out of or inc�den�to penls insured against or that could have been insured against by a "Causes of Loss-Sp�cial Form"policy of propMy insuranee(even if th�s po�icy is not actually maintained by the applicable perty)or by any other policy of�nsurance required under this Lease,even if th�s lass or ciamage is due to tAe aegligence of Landlord.Terent,or their respective agents,employees,contracrors or mvitees. This waivcr wdl mc(ude a waiver by each puty of ali nghts of le�al or conventianal subrogation thal their insurers may have against tk�e other perty. Tenant and Landlord w�ll,upon obuining the policies o( insurance covering property loss ar damage requircd hereunder,give notice to their insurance camer or camers tha�the foregoing mutual waiver of subrogation is contained in this Lease,or if the insurance policy does nut permrt a party to waive the msurer's rights of subrogation. then the policy will conwin an endorsertxnt in which the msurer wanres al� of�ts ngh�s o(kgal and convcntional subrobauon against the party that is not the insurcd party. Landlord and Tenant acknowlcdge that they have chosen�o allocate the nsk of�oss punuam to�he insurance provisions�f th�s Lease and that it is fair and equitable to both partics in light of thc insurance requircd to be carried hereundtt that a party should be rcltased from Hability for its own fault or negligence m causiag dartuge to the other pany's propeny.Trnant will cause its subtenants,coocessiocwircs or other persons permitted by Tenant to occupy or do business m the Premises to execute a document in favor of Landlord in which it(i1 rclnus Landlord and the Required Additional Insureds from and waives all n�hts and claims ayainst Landlord and the Rcqui�cd Additroaal Insurcds ansing from loss of or damage to any property that is insurcd or thai could havt been insurcd by a Causes o(Loss-Spccial Form policy of propeYty insurance and from all loss of bus�ness that could also have been msured and(ii)a�rcees�o have ics propeny ir�surers waive ali nghts of subrogauo�as co Landlurd and iha Reqwred Additiana(Insurcds. Notw�ths��nCmg any contrary provisiorc cuntaine i i0[AiS Art1CIC,lllli Anicle shall not apply to rclieve eilher party of its obligatwns w main�ain,rcpair and/or replacc,and�ts obligauons for the costs and expenses related thercto,as rcquircd by any other provisions of this Leasc. Landlord's and Trnant's obligauons hereunder will survive the expira�iu�or earlier termination of this Lease. �RTICLE 20-DEFAULT Bti'Tf�A�T (A1 Evet�l of Default. The occturcn,e of any of the Collowing will consutute an"Event o(DcfaulY'by Tenant under this Lease: (i) Failure to pay any Rent withm five(5)days afler the same is due(without the necessity of demand or�oUce): (ii) Failure to submi�or resubmh any plans,specificahons or other constructan dnwmgs wrthin�he time penods set forth m ExAibit"B'; (iii� Fai{urc to open for bacmess to the public by �he date wfiich is one hundred twen�y(t?0)days afler the Commtncemeni Date: �iv) Fa�lurc to operrtc mntinuously(or�he Pertmned Use and dunng�he Ttnant's Minimum Operating Hours and under Tcnant's Trade Name; (vl Vacating or abandonmg the Prcmises: (vi) The filmg of a petition m a bankruptcy or inwlvency,or for rmrganization or fo�the appointment of a receiver or wstee of atl or a pon�on of�he propeny of Tenane,agaiast Tenani in any coun,pursuan�to any s�atute either of the Uniced Sta�es or uf any state,or if Tenanc�oluntarily files any such peti�ion or makes an usi�nmeni fw the benefii of credi�on or peudon for or en�er into an arrengemen�,or�f this Lease ic Uken under wri�of execution; (vi�l Fa�lure to mainuin insurance u required by th�s Lcase; (viii) Tcnant's solc of any items or operat�on in any manner ttwi v�olates�he Shopping Crnttt Reuriciioas; (�x) The dissolwion of Tenant(if Tenam is not a namral person►; (a) The Guannry.if any,ceasu to be m full force and eftect for any reason;or if Guarantors(A1 cease to be mvolved in Tenant's busmess.(B)make a genrnl assignmeni for the benefit ofcrediton.(C)file a voluntary petition in bankruptcy. lDl becortx insolvent. (E? filt any peu�ion or answer seeking for itself aoy reorganiacion,amngemeot,composn�on,rcadjustmeni of deb�.Gquidsuon or dissoluuon or similu rclief under any prcsrnc or(uwrc s�a�ute,law or rcgulation of any junsdiction,(F)diswlve or(G)become inactrve; (xi) Brtach or fadurc of Trnart�o stncdy comply with any of the�ernu and pro�isions of Articles 31,32,33.42, or 51; •16- 259 of 1214 DotuSgn Envebpel0 67aB281t-C640-47C5�9S13i�t54ft449F8 (xii) Aay occurrence that is deemed an immediate Eveni of Dcfault elsewhrre in this Leasr;and (aiii) Tenant's failurc to perfurm a�y covenant,condi�ion or obi�gation under this Lease(othtr than[hosc set forth m this Article ZO�A}(i)�hrough(xi)abov�)withm ten(10)days aRer Notice and�or demand by(,andiord, untess the fa�lure is of such�character as to rcqwre morc than cen(10)days tu curc,in which even�it will be an Evrnt of Default upoa (al Tenant's failurc to commence and proceed diligencly co curc such nonper(ormance within such ten(IO)day penod,or(b)Tmant's failurc to commence to cure such failure within thirty(30)days aflcr La�lord's Notice and if sucA lailurc ca�not rcasonably be curcd within such thirty (30) day penod to thercafler chrou�h commernalty reasonablc and duc diligrnt cffons cure such nonperformznce withia nmecy (90i days after Landlord'x No�ice to Tmant of such nonp<rformance: provided,howeva,no such Notice w�ll be rcquired Ixrcunder if Tenant has rccei�•ed a similar Nouce wich rcspect to the same nonpaformance wrthin thrce hundrcd uxry•five 13651 days prior tu such nonptt(ortnaece. (B) Remedies. In thc evrnt Tenan�commiis an Event of Oefault under this Lease,anC fa�ls to cure same within any applicable cure periods,Landlord will bt entitled to all damaga incurred u a rcsul��hercof(including,but not limited to,recovenng possess�on of thc Premises)aad,at its option may either� (il terminate this Lease by giving Notice of such terminatan�o Tenant,in which event Tenant will immediately surrender the Premixs to Landlord,and any other notice to quit or noNce of Landlord's intrnuon to rc•enttt �fie Prem�ses is hereby expreuly waived by Tenant,and in such cveni all obligatrons of Landlord under this Lease wil!cnse,without pre�udice,however,to the nght of Landlord to recover from Tenam all Rrnt acttued up to the ume of[timmauon or rccovery o(possession by LandlorQ whichever is later,and any and all othtt monetuy damaga,and loss of or deficiency m Rcn�suswioed by Landlord:or (ii) with or without terminating this Lease,re<nter�nd Uke possession of the Prcmises and remove Tmant, Tenant's agent>,any subterwnts,any I�censecs,any corrcess�onairca and any m�itees,along with any ot rts or their property�hercirom and,if Landlord so elects,make such al�rntions and rcpain�may oe necessary to rcle��he Premises,place"for lease"si�s wrthm the Prem�ses and rclet the Prcmises ot any pan thereof,as che agent of Tenant,at such rcnt and for such tertn and sub�ect to such terms and conditwns as Landlord may deem advisablc and recervc Ihe-ent therc(or. Upon r.xh such rdetting all rrnt received by Landlord fr�m such rcletung will be applied,first,to thc paymcnt of any indebte�ess othtt than Rrnt due hereunder from Trnant[o Landlord:second,to the payment of any loss and exprnscs of such rcictting,including brokeragc fees and anomeys' fees and costs oCsuch alterauons and repain;third,a ihe payment of Rrn�and o�her chargcs due and unpaid hereundcr.aod the raidue,if any,will be held by Landlord and appl�ed in paymrn� of futwe Rent as the same may become due and payab�e htteunder.and Tenant agrees to pay�o Landlord on demand any deficirncy that may anse by rcason of such rcletting. Notwithstanding any such rrlating wicAouc termination,Landlord may at any time thcrcafter dect to terminate this Leau for s��ch previous brcach. (C) Pursuit of any of the rcmedies herein provided will not preclude pursuit olany oCthe other remedia pro�ided under this Lcau or any other remedfes provided at law or�n equity,nor wdl pursuit o(any rcmedy herem prov�ded constitute a forfeipue or waiver of any Rent due w landlord hereunder or of any dama�es accruin�to t,arxllord by reason uf�hc violation of any of the covenanu and provisions herein conuined. Forbearance by Landlord to rnforce one or morc of the remedies hcrcm provided upon an Evrnt of Default will not be deemed or construed to conuitu�e a waiver of stech Event of Default. No delay or om�ssion by Landlord to cxercise any right or power accruing upon any noncomplianct or de(ault by Tenant with rcspect to any of the terms hercof,w�ll�mpair any such nght or power or be construed�o be a waiver ihercof,and every such right or power may be exercised by Landlord at any time during ehe coounuauon of this Lease. It is further agreed that a waiver by Landlord of any of�he co��enants and agreemenu Aereof tu be prrformcd by Tenam will no�be conswed to be u waiver of any subsequent breach thereof or of any other covenanu or ag-zements herein contamed (D) Re-entry and removal may be etT'ectuated by summary disQossessfon proceedmgs, by any swtabk actian or proceedmgs at law,by force.or othen+ise,and�andtard wdl rwt be Gable for prosecution ur any claim of damages thcrcfor tand�urd wdl be cnuded to the bencfits of all provis�ons of Iaw respecting the apeedy recovery of lands and tenemants held oF•er by Tenam or proceedin�s�n forable ertry and dewmer.Tenanc hereby exprcssly warvinY any suwiory noe�ce�o qw� Landlord.v�ll noi be l�able m any way m connecuon with any actio��t takes pursuant to�his Anicla Tenant's hab�l��y under the tertns of shis Leau wdt survrve Landlord's re-entry,the insuwtion of summary• procetdm�{,and the�ssuance oi any warcan:s wnh respect thercw. (E) If Landtord at any ume terminates thts Lau for any Evrnt o(Default,m addiuon to any othtt rcmedia Landlord rtuy have, Landlord may rao�er (rom Tenanc all damages Landlord ac�ually incurs by reason of such breach. includiag ihe cost o(recovermg the Prem�ses,and the amcwnt o!Rent reserved in this Lcue for thc rrmemder o(the Tertn,all of which amounts w�ll be imme i�ately due and payable from Tenan�co Landlord,such Rrnt to mclude Minimum Rcnl.Addrtronal Rrnt and Pcrcrntage Rrnt,dim�mshed by any net sums tlxreafter recnved by Landlord �hrough rc�etung�he P�sm�ses dunn�such perrod Iaftcr deducung exptnses incurrcd by Lnndlord(or such reletting, including but rwi limrted to bruker commiss�ons and rcnovahons and allerotions io the Premises),and that portion of any leasmg commission Landlord pa�d to ehe Broker appLcable to the unexpired Term. Acuons to collect amounts due from Tmam as provided m this Article may be brought from nme to iime by Landlord during the aforcsaid perrod. on one or morc occasans,wuhow the necess�ty of Landlvrd wa�qng until the exp�ration of such penod and m no evea� will Terwnt be cnuded io any ucess of Rrnt Ior Rrni p(�u other sums)obtained by relening over and above ihe Rent payaDlc hereunder (n detemuning the percentage Rent which would be payable by Tmant hercunder,subsequent to an Even�of Default,the annual Percenwge Reni for ach year of the unexpired Term will be deemed�o be the greater of pl che Percentage Rent paid by Tenant during the immediately preceding twelve(IZ}month period or(ii)tht avenge annual Pcrcrntage Rrnt paid by Tenant for tha immedia�ely pretediny two(2)Lease Years. 1" 260 of 1214 DowSgn Ernebp�10 6748281 t-�6�40-47C�95a3-7E754f ia49F8 (f) At any time that Tcnant has eithe�fadcd to pay Rent or other charges within 6ve{5)days aRer�he same is due or Tenant has delivered checks�o Landtord for paymcncs pursuant to this Leau which have on at least three(3)occasions during the Term(whethtt consecutive or not or whethtt involving the same check or dtfTrrrn�checksl been rclumed by Candtord's bank for any reason,landlord will not be ubligated to accept any payment From Trnant unless such paymont is made by cashier's check u�in bank cenified funds. ARTICLE 21-�tiA1VER UF TRIAL BY JURY TO THE EXTENT PERMITTED BY L�1w,1\AtiY LITIGATlON(N'HETHER OR NOT ARISING OUT OF OR IN ,�NY W.4Y CO�NECTED wITN TNI5 6EASE) 1*�w'HICH LA�DLORD A\D TE!vA\T ARE ADVERSE PARTIES. LANDLORD A�D TENANT HEREBY KVOw7NGLY.VOLU\T.4RILY, INTE\T10�ALLV A\D b1UTUALLY WAI�'E THEIR RESPECTIVE R1GHT TU TRIAL BY JURY. AR7ICLE 22•LIBN OF LANDLORD FOR REtiT,TAXES AtiD OTN�R SU�1S Landlord will have,and Tenant hcrc6y grants to Landlord,a secunty interest in any furnishings,equipment,fixcwes,inven�ory, accounts receivable or other personat property of any kind beloaging to Tenant,or the equity of Tenan[thcttin,which may be placed on or in the Premises and also upon all proceeds of any insurance which may acave to Tenant by reason of destruc�ion or damage to any such property for the purpose of securing thc paymenl and performance obligations. includinY payment of Rent, by Tenant hercunder UEwn defau(t or b�each of any covenants of th�x leau 6y Tenant, l.andlord will have all remedics available undtt lhe Uniform Cummercial Code enacted m the state where the Premises are located including,but not limited to,the right to take possession of the abo�e•mentioned propeny and dispou of it by sale in a commercially reasonable mannec Tenant xknowledges and agrees that Landlurd may tile a financing statoment to perfecl its security interest for the purpose oFsrning notice to third partics of the seeurity interest herein granted The security inttres��aneed to Landlord hercin is g�vcn in addition eo any applicable stawcory lien and v,ill be cumulative thcrzto. .1RTICLE 23-TENANT'S REPAIRS Tenan�agrees to keep the inecriur and non-strucwrel exterior portions of the Pttm�ses,includmk.but nw limited to exclusive loading and trash areas{iFanyl,to the eatrnt applicable,all windows,doors,window and door hardware,s[orcfroncs,gtass.plate glass, eiectrical,plumbmg,tloors and any tloor toven�igs,interar walis and ctiting,and Ihe extenor surfaces of the Premises,and Tenant's f mprovements,includmg any methad of anchoring of 7enam's fmprovtmems(includieg waeerproofing oCany penctrations for TenanCs anchors ur other attachmrnts to the strucwrc in accordana Wiih Tenant's Plans)to the struc�ure, in gnod condiean and repair and in accordance wich all applicable Laws,and agrers a ttplace damaged items,and make all necessary repairs,except repairs wfiich arc tlx ezpreu responsibiGty oi Landlurd hercunder,and exceptin�reasonable wear and tear Noiwithstanding any pro�•ision oC this Leau to the convary,the repair and replacement rcspons�bili�ia of Tenant include any and alt maiotenance,rcpairs and rcplacemenis to hca�ing, ventilating and air condiuonmg equipment,including heating�nd air coedi[ioning units.duct work,fans,motors,rcgisters and gritles �� VA "),and oeher systems(including mechanical,etectrical and plumbing systems, mcluding free Oow W ihe maia sewer line) exclusively serving the Premises. tlthc Premises conuins an H V AC System,Tenant must procure a�d maincsin an HVAC mamtenance contract with s reputable contractor,providing for the maintenance and repair of the HV AC according to manufxturer's spetifications and including the rcplacement of filters at a mio�mum c f four{4)times per year. The HVAC maiotenaoce con[ract must stipulate at Icast quarterly maintenance service and must be with a licensed and insured contractor acceptable to L�ndlord,or if Landlord so elects, wi�h a cuntractor designated by Landlord. Upon the request of Landlord,Tenant will furnish Landlord a cupy of the H VAC maintttwnte contract,certificd by Tenant to bc in full force and effect. If after Landlord's regutst,Tenant fails to(urnish Landlord a cerufied copy of thz rcqucs�cd HVAC maintrnance convact,Landtord will have the nght,but not the obligation.W enttt intu an HVAC rtuintenaote con�raa for Tmant and Tenant must pa}•Landlord the actual cost of said tontract,as Additional Renl due htrcunder.To the extent rcquired by Law,Tcnant will instal�and maintain such fire cxtingu�shas and other firc proiecnon devites as may be required by any agrncy having jurisdiction over,or by the undtrwriters issuing tnsutance to�,che Shopping Centtt Tenant a�rees W have routine inspcctions of fire protection devices petformed by cohvattors acceptable to Landbrd. Ifany governmcntal authoriry withjurisdiction over the Shoppmg Cmter rcquires the instatlation,mod+fication,or altcration of tM sprinkler systcm,or other equipment,by rr:on of Tenaat's business,or the location of any partitions,vadc fix�ures,«other contmu of the Premises,then Trnan[will promptly inscall such sprinkier syscem or changa therein ai Tenant's solc cost. Upon request of landlord,7enant mus� fumish to Landtord copics of docurtxntauon and work ordcrs to confirm Tenant's compliance with the forcgoing requirements and the condition of all of the systems servmg the Premises If Tenant refuus or negleces to repa�r or replace u required hereunder and to the reasoneble saus(action of Landlord w�thm trn(10)days aRer Nonce from Landlord, or�hcreaRer fails�o pursue ehe same�o cumpletion in good faiih and with due diligrnce,Landlord may,bu�w�ll not be rcqmred w,make such rcpairs or replacements withouc liability m Tenaai for any loss or damagc that may aceruc to Trnant's mcrchaadisc,fixtures,or other property or�o Tenam's business by rcason thereof,and u�on completion thereof,Tenant wil{pay tandlard's costs(or making such rcpairs or replacemenu,plus twenty p�,-rcrnt(20°.1 for ovenc�ad,within ten(10)days of prcsen�iuon ofa bdl therefor,as Addmonal ReM.Such bill wifl includc Interest on the cost fiom th<Aate of compleuon of repa�rs or replacemen[s by Landlord. ARTICLE Z4-LA�7DLORD'S REPAIRS Wi�hin a reasonablc period after recnpt of tiouco from Tenan�and,except I'or those items speaficaUy men�wnod m Articles 23 and:7,Landlurd will repair and mamtain the founda�ional and sWcwral pottions of the roof deck upon wh�ch the Premius�s located (o�hcr than Tenant's(mprovemrnts}m good condition and rcpa�r. Landlord w�Il repau any portwn of the Common Artas at any Ume whcn Landlord determines it netessary. [andlord will nat De c�lled upon tu make any other improvements,repa�rs ot rcplacements of any kind�pon the Premisa and appurtenan«s,except as may be rcqwred under th+s Lease m the case of Casualry(w the ex�ent covercd by Landlord's propern irrsurance)�Condemnation,and ttothmg conUtned herem w�fl hmit Landlord's nght to reimbursement from Tenant for costs incurred by Landlord�n connecuon w�th th�s Amde Sublect to the warver of subrogauon provisiuns wnwmed m Anide I 9 abovc,if any repa�r obligated to be performed by a party("Obheated Partv")under this Lease was caused by the negLgence of the other,its agents,employees or,contractors("Nt�iisent Partv"),the Obligated Party will make such rcpair but the NegGgent Party will rcimburu the Obligattd Party for the cost of such repair to dtie eatent that the same exc«ds any insurance proceeds{plus the deductible)rctoverable by lho Obligated Pany. Such payrtxnt will be made within thirty(30)days aftcr the Ncgligen�Party rcceives a .1 g_ , 261 of 1214 DocuSgn ErnebpelD 67482B11-C640-47C5�4543-7�t54F1449F8 request therefrom from the Obligated Pany,which req+ust will include confirmaaon of msurance proceeds mei�•ed by the Obl�gatcd Party,or if no msurance proceeds were received,the dcn�al of the claim by the msurance company(so long as any such den�al�not due to Ihe actan or inaction of the Obligated Party),and if a party�s ulf-insurcd,evidence that the pcnl�s no�covered in a special Form� causes of luss policy. In tht case of a rcpair made by Landlord in accordance with th�s paragroph,Tenant wdl also be reqarcd to pay twenry percrnt(20'.)otsuth cost for overhead.within trn(10)days of presentanon of a btll thereCor,az Addmonal Rrnt.The biU fa the same will inciude tntereu on the cost from the date of completion of rcpairs by Landlord ART[CLE 25-I,TILiTIES Tenant mus�pay when due and,as and if applicable,rcimbursc Landlord for any and al!cha�ga for tclephone,electne�ty, watcr, sewer and other utiGues or services(including meter and sub-meter kes, �mpact fou ac�d tap fees assoc�atcd w�th Tetwnt's occupancy)used by Tenant in or on ihe Premises(together with service fees chargcd by outside third part�es for readmg TenanCs submetensl,iCapplicablt aod any applicablo salos wx},and Landbrd agrees to provide Tenant wrth access co such uttlitKs.Commencmg on the Ddivery Date,7enant will pay(or al!such utiliva during thc Tttm,which obGgation w�ll conhnue d7enan�Cads to vacate and surrrnder possession of the Prcmises by the end of the Term. Notwithstanding anyfh�ng co�tamed here�n to the contrary,the uu of natural gas�t tho Prcmrses is prohibited,exccpt in conncction with the cooking of foud,to the extent the same�s apphcabte to Tcnant's Pertnitted Ust. If a utility service is pro�ided co ehe Prem�ses through a meter uulized 6y muluple cenanu,thrn Landlurd.at us clertion,rtny ms�all submatts and collece from Teaant ns proportionate share of the cost of inseallauon and eqwpmrnt char�e. 1(Laadlord does so, Tenam must pay co Landlord,or to a third parcy provider designated by Landlord,the sub-metered uuhty charges,iuge�her with servKe fccs charged by outside third parties and as Addiiional Rent,on ehe first day of wch calrndar month dunng[he Term,prov�ded that Tenant will not be eharp,ed murc than the rates ie w'ould be chazged tor the same services�f fumished d:rectly to the Premises by such companies or governmental units. Any uutity or rclnted service.includmg a privntely ouned sewerage disposal system,wh�ch Landlord ciccts to prov�dc or cause to be pravrded�o the Premises, may be fumished by any agent cmployed by Landlard or by an mdzpendent contractor sele.ted by Landlord,ond Tenant will accept the same thereCram m thc ezclusion of alI other suppliers,so Iong as tht rata charged ay Landlonl or by the supplier of such utility or rclated service are competitive wi�hin che metropol�tan area in whieh the Shoppmg Center is located. Incertupiwo or�mpairment ol ar,y such uulity or rcla�ed sernces caused by or neceuitated by reparcs or improvemcnts,the fadure or tlte quz �ty or quanuty of the suppty of utilic�es to the Prem�ses,or for any reasun,wdl not give nse ro a nght or c:use of acuoa by Tenant againsc landlord. Landlord may at any time altcr any utility and related eqwpment servmg the Shoppmg Cmter,prov�ded such alterotion does not matcrially imertupl servicc to the Prcmises and do�s not matenally adversely interfere with Tenant's business operations withio the Prcmises. Tenant shall submit to Landlord such data with respect to Tanant's consumption of elecuicity,gas,waeer and ocher utilities in the Premises,Tenant'c gerrcration of waste a� �he Premius and divers�an of waste from tandfill, in such form�l as Landlord may rcasunably request(or ezecute an autharization fortn reasanably required by Landlord that provides Landlord with the authorizatiun necessary to access such information on i�s ow�n),wi�hi��en(10)busiaess days aRer Landlord's rtquest thercfor("Tenant's l,u�.ty Consump�ion RcpnrC'). Tmant must submit Tenant's U�ility Consumption Repon via the method designated by landlord from time io time(which may include,but not be I�mited tu,a da�gnated email address or via the RPP). ARTICLE 26-RIGNT UF ACCESS During any reasonabtc umc after the Delivery Date,l.andtord or its authonztd represrntativa may enter upon the Prcmises, or any portion thcrcof,and any appunenanccs thereto(wi�h persons and rtrtitenals,if required),upon reasonablc prior Notice eo Tenant (at least 24 hours unless the circumstances do not reasonably altow such,in which e�ent Candlord shall give Tcnani as much advancc notice as reasonably possi6lc)for any of the following purposes: (A) inspectirtg thc Premises; (B1 making any repairs,rcplacemtnts,or alterations wh�ch Landlord may be required or permitted to makc or perfortn under�his Lease,or which Landlord may dtem desirablc for thc Premises or the building in which the Premises is locattd;and (C) showing the Premises to prospective purctwsers,londcrs or trnants. In exercising such right of entry, Landlord will ux rcasonabl. efToru not to materiaUy disrupt Tenant's business in thc Premises. Notwithstandin�anything herein to the contrary.Landlord ma�^nta the Prcmises(without Notice)when,in Landlord's so:_ diuretion,an emergency situation ezists and entronce�s necessary in Landlord's judgcnrni to control or coordinate�he control o(the cmergency. Landlord w�ll have th^nght to place a"for lease"or"for rcnt"sf�{n at ihe Prcm�scs at aay time within the period of one hundred twenty(120)days priur to the cxpiration of the Term unless Tcnant cxcrutcd a ncw lease for thc Prcmises or exercises any renewal or extrns�on option�an�cd hercin. ARTICLE 27-SIG'�S Pnor co�he Commencemem Date.Trnant must install,a�iu expense,i�s exteriur signage pursuant to this Article If Tena�t does not comply with tho forcgoing requircmen�,Trnant must pay Landlord One Hundrcd and No 100 Dollars(5�00.00)per day u Addi�ional Rrnt unti!such sign is insWlled. "Siens•'shall include atI of TenaM's signs,desibms,monuments,logos,banncn,pro�eued images,pennants,decals,advenisements,pictures,notFces,lettering,numerals,graphics or decoretions.Tenant wilt no�maintain or d�splay any Signs on the cxterior of the Premises,the interior o(the Prcm�ses(to thc extrnt visiblt from the eztenvr uf the Pttmises), or eieher side of any window without complying with this Article and the Signage&Display Cn�eria(as set(orth in Exhibit"D"1 and without obtaming Landlord's prior written consent. Tenant here6y acknowledges chat its signage is subject to Landlord's approval in •I 9- 262 of 1214 DocuSgnEnvefopel0 674828tt.C8ap..t7C5�95417Et5aftas9F8 accordancc wnh Landlord's Signage&Display Cntcna,and Trnant further acknowledges receip�of a copy oCsame prior to eaccution of this Lease. Landlord,in its sole discrction,may modify the Signage&D�splay Cntena Gom time to urtu,in which evem Tenant will prompcty,a�its own expense,bring us Signs into conformiry wrth Landlord's new Signage&Display Cntrna. All af Trnant's Signs must be instalted by a professional sign campany and conlorm to all [�ws. Landlord's approval of Tenant's Signs is not a represontation or wartanry that Ihe S�gns comply with Laws. The carc and main�enance of such Signs will be the responsibility of Tenant.Upon demand of Landlord,7enant will,at its wlc cost and expense,immcdiately remove any Signs that Tenant has placed or prnniued to be placed that do not confomi ro this Article and Tenani must repa�r and restore any damagc caused by their insWllauon or rcmoval. Funhn,Landlord will hav�thc ngh�io�emporarily remove any S�gns in conncction with any repeirs or renovetions in or upon the Prcmises or the Shopping Cmta whercm such Signs are situated. Upon tcrm�nation or expiration olthe Trnn,Tenant must remo��e its exterior Ca�ade Sign(s1 and rcpa�r any damage eaused by thc removal thercaC,including,but not timited to,the patching of holcs or penetrauons,and the pamhng of any patched areas wrth pamt that matches the cobr of the$hopping Cmter fa�ade ai the iime such rcpairs are made. ARTICI.E 2B-FORCE!NAJEURE If ei[hcr Landlord or Tenant fails to iimely perform any of i�s obligauons under this Laau(excludmg Trnant's financ�al obligations,such as payment of Rrnq as a result of Forcc Majcure(as defined betow),such party wdl nol be Gable for loss or damagc for such failurc and the other patty will not be rcleased from any of its obligaeions under th�s Leasc. If cither Lendlord or Tenant�s delayed or prevmted from performing any of its non-monetary obligaiions under this Leue u a result of Force Ma�eure,the perwd of such detay or prevention will be added to the time herein provided fo�the performancc of any such obhgauon,prov�ded,however,no such delay will operate to delay or extend the Tertn. "Force Majeurc"means any period of delay which arises from a through Acls af God,sv�kes,lockouts,or labor d�fficulty; czplos�on,sabotage,accident,not,or civil commotion;acts of war,Cuualry;pandem�c or othcn c�alth-related emttgrncy declared by the appticable�ovemmmul authorities and impacting the arca in which the Prem�ses�s I«ated,and delays wlely cauud by the other party,but excluda inadeQuacy of insura�ce procerds.I�u�a�ion or o�her d�spu�es,finannal mab�l�ry,lack of sw�able financmg,delays of thc delayed party'a conuxwr and failure to obw��appruvals or permits unless othcrw�se caused by an even[of Force Ma�eurc Stnkes,walkouts or other labo�troubles by Terant,its agents,cmployees,rcprcsentatrves or conerscton do noi consh�ute an evrni of Force Majeurc. Ie wdl x a<ondiiion of Tenant's righ�to Naim an extens�on oC ume a<a resul�of Force Ma�eurc that Tenant detrve> Notice to Landlord wrtnin ten(10�days after the firs�occurrcnce of aoy such eYent,spec�fymg the nature therevf and the penod of ume contemplated or necrssary for performance of the applicablz ubliYa�iun that is delayed due to Furce Majeure. ARTICI.E 29-QUIET ENJOYI1E�T Tenan�, upon paymg aU sums due from Trnant to Landlord and perforrn�ng and observmg all of�he tem�s,covenants and conditions of ih�s Lease on Tenani's pan io be performed arxl obscrvni,w�ll peaceably and quiedy have,hold and rn�oy thc Prcm�ses during thc Term wnhout intttfttrnce from(sndlord,subject neverthele.:s�o tIx terms of this Leau and to eny mortgages,ground or underlying leases,agreemenu and encumbrances to which this Lcau is or may bt subordina�ed. ARTICLE 30-COVDEMNATION (f morc than twenty-five percrn�(25°0l of the Floor Area of the Pttm�ses�s takcn in any procccding by public authorities by condeennation, or permanenUy acquircd for public or quasi-public purpous (collectively, "Condemnation"1, each of Tcnant snd Landlord will have the opuon to terminate this lease within thirty(301 days aRer the ef7ective date of the Condemnation,in which case any prepaid Ren[will be rcfunded to Tenant. If less than twenty-five percent(25°0)of the Floor Arca of ehe Prem�ses is taken in Condemnation,and the rcnwinmg part of the Premues will be rcasonably usable by Tenant,or in the evem morc than iwenty-five percent ('_S°o)o(the Floor Arca of the Premises is so�aken and ihls Lease fs�ot cem�ina�ed in accordance wiih ihis Article,ihen ihe Minimam Rcnt,Additional Rent and the Brcakpoin�will be rcduced in the same propurtion tha�the amount of Floor Ara in the Premises is rcduced by the Condemnation. In addition, if�h�re is a Condtmnanon of any portion of thc $hoppmg Center sp as ro rcnder, in Landlord's jud�{rt+em.the rertwindrr unswnble for�he uu as a shopping cemer,Landlord wtill luve the righ�to te►mmate this Lease upon not less than�hiny(301 days'No�ice to Tenani. All compenuhon awarded for any Condemnation,whethtt for the wholc or a part of thc Prem�us or the Shopping Center,will bc thc property of Landlord,whether such award is compensa�ion(or damagcs co Landlord's or Trnant's interest�n ihe Prcmises,and Trnan�hercby auiYns sll of its interest in any such award[o Landlord;pro��ded,however. Landlord wiU have eo mteres�in any award made to Tenant for luss of businas, for moving cxpenses,or for ehe�akiny of Tenant's fia�urcs and penonal property within the Premises,if a sepan�e award for such items�s made to Tenan�and does not o�hmviu reduce Landlord�s award rcla�ed to the Condemnatioa. tn the e�eni applicable Law pertnits only one claim wnh respec�w a ConOemnation. then Landlord and Tenant will�Ie a joint ctaim to prosecWe their respecNve clairtu. ?1RTICLE 31-.4SSIG��IENT AND SUBLE7T1\G Atl assignments of this Lease or subleases of the Prem�ses by Tenant{�metimes cullatively rcfared to herein u a"Transfsr", and the person to whom Tenant's mtereu is transkcred is rcferred to az the"Transferet"1 will be subject to and in accordance with all of the provisions of this Lease,including this Artklc. $o lon�u Tenant is not in default under any of the provisions of Ihis Lease and fulfills all of the�erms and cuoditiuns of this Article,then: Tenant may assign�his Lease without the consent o(Landlord Io an.4�liate of Tmani(fur such prnod o(ume as such person or rntity remains an Affiliate,it being agreed that any subsequrnt transaction having the overall effect Ihat such person or rntity ceases to be an ARlia�c will be trcated as if such transaction was,for all purposes,an assignment of th�s Lease govemed by�he provisions of U�u Artieie), and if such�ssignec ceaus to be an Affiliata without Landlord's prior wri[trn conum,such evrnt will coeseiiute an immediate Event of Default undcr�his Lease. The term" fTilut "mcans a person or en4ty thac (I)Controls,(?)is under the ConWl of,or(3)is under common Control with,Tenant. The tertn"Control"rtuans dircct ownership of ftRy percrnt(50'.)or mote of the ou�stand�ng votmg stock of a corporatan,or other majonty equiry intcrat if not a corpore�ion,a�the possessan of powtt to dircct or cause tht dirtttion of the management and policy of such corporation or other entity,whether through ownership of voung xcuruies. _�p_ 263 of 1214 DocuSgn Envelopei� 67482811-C640JIC5-95417E154F1449FB partnership or membership interes�s,by s�atute,6y contract,or otherwix. Tenant may assign th�s Lcasc or subiease aU or any pan of thc Prcmises to a party other than an AfTil�ate only after first obtainin� the prior written consent oC Landlord, which consent will be in Landlord's rcasonable d�screuon. Wuhout limrting the generality of th�preceding sentence,it would bc reasonable for Landbrd to rofux consrnt to any Transler d,at the ume of e�ther Tenant's notice of the proposed Transfer or the proposed ef(cctive datc thereoE (i}Tenam is m default or circumstances ex�st which w�ll become an event ufdefault ofTtnant with the passage of ume or the giving ofnouce,ur both,unless cured before or vmultaneously with[he Transfer;(ii)the proposed Transferce and/or the Transferce's propoxd busmess operauon at the Prem�ses(aal is a party wrth which Landlord is already in negotiation,as evidenced by the issuance of a writtrn proposal,(661 is thcn an occupant of the Shoppmg Crn�er.(ec) is incompatible with the charocttt of occupancy of the Shopping Center or w�hlch would��olaee any exclus�ve or usc rcstricuoa in�itle or the lease ofanoeher tenant at the Shopping Center,(dd)is a use wh�ch would con0�ct with�he pnmary use of ano[her cenant, (ee)would reqwre any strucwraf additions or modificauons to the Premius or any portion of thc Shoppmg Crnter.or any additional action by Landlord�o comply with building code or other governmental requircments,or(f1�would incrcasc the govcmmental parking rcquirrnxnu fa the Shopp�ng Crnttt;(iiil thc tan�ible net worth(ecdusive of good will)of the Tnnskree(or a Guarantor for such Transfetce),immedutely pnor to and(ollowing such Transftt,is tess than Oae Mil�ion Dollars(S 1.000.000.00);(iv)thc Transfcrec has less than five(5)years'experience with respcct to owning or opera�ing s fi�ness vrnue comparable to the Permitted Use;(v)�e naturc of the proposed Transferec's proposed or likcly use otthe Premius�s inconsistent in any material rapect whh the Permitted Use; (vi)the business reputation or charoda o!the proposed Tronsferee or the busincss rcputation or chancttt of any of its affiliates is not substantially similar to Tenant;(�•ii)Landlord is nut satisfied[hat the proposed Tnnsferee's aasets.busine:ses or invrntory would not be subjctt to seizure or forfeiture under any laws reiated to criminal or fllcgal activities;or(viii)the Tronsferee will no�qualify as a replacement ienam under any co-�enancy or other simi{ar provision ia any other Iease or agmment which is thea applicablt to Landlord or thc Shopping Crnttt. W ithout the prior writtcn consent of l.andlord in each instance,which consent may be givcn or withheld m t,andlord's sole and absotute d�scretion,Tenant(induding any permittrd Transferce)will not volunta►iIy or involuntanly,by operatioa of taw or otherwise: (i)assign,rrn�rtgagc,plaigc,cncumbcr,license,hypothecatc or usign all or any of its intercst in this Lease;or(ii1 sublet or prnnit the Premises,or any part thereof,to be used by o�hers,includiny but no�limiced to licensees or concessionaircs;huwever,Tenant shal!be allowea to{icrnx pan oP the Premises out to concasionaircs selling(ood and be�erages without Landl�xd's pnor approval provided. the ay�rcgate floor area devoted to any such food and beverage sales combmcd by all such licensees or concessronaries shall not exceed I,t?00 squarc feet of�oss floor arca. A sa;e.trans(er, assignmrnt,coaveyance, endorsemens or othtt disposition of(a) a general partntrship's eontrc'ling intttcst,if Tenanl is�partnership,or(b)a rtuna�mb member's c controlling mterest in a limited liability company.�f Tenant�s a limited liabiliry company,or(c) fiRy perceni I50°a)or more of the capual uock of Trnani, �f Ten�ni is a eorpormron,or(d)Trnant's intercs�m capital,profits,or losses of Tenan�,�(Tenan�is a pannership.limiied Gabiliiy company or limited partnersh�p,wdl be deemed to be an ass�gnrrKnt of th�s Lease wuhm thc rtuanmg of this Article,unless such sale or transfer:(i)is made by a pubhcly owned curporeuun,!u)�nvolves the sale or issuance oCeecunues registered under the$ecuritirs Act of 193A,as amended. (uil is made rn��rely amongst the existmg stockholders or mtercst holders o(Tenant or any Guarrntor and therc rapectn•e spouses. ch�ldren,and grandchildrm,(rv)rcsults from the death of a siockholder or m�erest holder of Tenant,or Iv)is�he nesult of a transactwn w�th a corporation,limited liab�lity company or other busmess rnuty mto or wrth which Tenant is merged or rnnsolidated or to which substam.ally all uf Tenant's assets are transferred(other than pursuant tn the bankruptcy laws), provided that: (A)the successor to Tenmt(or��s parrnt company,so long as the parent company becomes a�uann�or of this Lease)has a tufrible net wonh(eacluding good will)computed m accordance wuh sound aaounnng pnnaples of a�least One �tillion Dollars(f1,000,00000);and(b)proof sausfac[ory to Landbrd oFsuch na worth shall have been ddrvered to Landlord at Ieast�rn(10)days pnor to the efTective date of such vansacuon A!1 Trans(ers by Trnant w�ll be sub�ect io and m accordance with all o(the provisions of th�s Lease,including this Anicte. It wdl be a conditron of ihe�andrty of any Transfer,mdudmg a Tnnsfer na requiring Landtord's consent,that the Tronsferee agree in wntirtg m a form approved by Landlord io be bound by all oF�he ob��gauons of Tenant under ih�x Lease. Excep�as set fonh m ihc second paragraph of[his Anicle,any Transfer by Tenant withow Landlord's prior wTnten wnseni xt1l nue be bmdmg upon landlord,wdl not coofer any nyhu upcm any chird pany,and,ac Landlord's deawn,will consuwte an E�ent of Defaul�of Tenani hereunder withow a Notice ur grace period of any kmd Cuasent by Land�vrd to one or morc Trrnsfrrs w�ll nut operate as a warver af Landlord's nghts w�th respect to any subsequem Trans&r Acceptance by (andlord o(Rem (ollowing any Transfer will not M;deemed to be(il a consent 6y Landlord to any such Transkr,(ii)an acceptance uf�he Transferee as a tenant.(iiil a release of Trnant from�he performance of any covenants httein,or(iv)a waiver by Landlord of any rertxdy of I,andlwd under this Leasc, although amounts receivcd will bc credited by Landlord against Tenant's Rent ob6ga�ions. No refcrence in this leasc io assignees.concessionaires,sub�enan�s or licrnsees will be deertxd to be a consent by Landtord�o�he cecupmcy of ihe Prcmises by any sueh ass�gnee,concasiona�re,subtenant or licensee. Tenant w�il1 remain fully and pnnwtily I�able and obligated undcr this Least frn the rntire Term and any extrnsions thcreof in the evem of any Transfer,including a Trurtsfer not requiring Landlord's conunt,and if any Transferee commiu an Event of Dtfault, Landlord will bc fra to pursue Tenant and any Traosferce,or both.mdmdually or cotlauvely,withou�Nonce or�mand to Terwnt or any Trunsferee. In the evem that Tenant recervcs a 6pna fide wriuen offer from a tAird pany for a Transfer,Tenant will nonfy Landlord in wnting,attach�ng a copy of said otTer,of Trnant's desire to Transfet Mis Ltase upon the terms af�a�d ofTer. Landlurd w�ll thrn fwve thirty(301 days to xcep�or reject the proposed Trorufer. Tenant must fumish Landlord with such infortnation regarding thc prospective Transferce as Landlord may require.including without limitation informa�ion regarding financiat ability and business experiente relating �o the Permiued Use. The faiturc of Landlurd to ei[her accept or reject the proposed Transfer within the said thirty(30)day period will be c7e�med a rejccuon of�he Tnnsfer. If a sublcase occurs in ucordance with this Anicle for renwls in exeess of thc Rcnt payablc under this Lrase, includin� Pacen�age Rcnt(i(applicable),Terwnt must pay tu Landlord as Addiuonal Rrnt hercunder,fiQy percent(50°0)ofall such exccss renul aRer deduaing Tenani's rnsonable,out-of-potket third pany costs mcurted m con�uncnon w�th the Transftt,with such cosu including: (i)the cost�o advMiu the Premises for assignmen�o�sublease;(i�)broken�t comm�ssio�and auomey's kes pa�d by Tenanr.and (ui)such o�her reasonable,documeneed,customary,outo(-pocke[costs mcurred by Tenane relating to the Transfer .?�. 264 of 1214 DowS�qnErntilop�ID 674628�1C640-a7CS9543-7E�SaFt4a9F8 As a condition�o landiord's processing of any requat by Tenant(or approval of a propoxd Transfer,any such requa�must be accompanicd by a chetk made payabte to Land!ord in thc amount of Two Thousand and No Id0 Dallars(52.000.00).which will be non-refundable w•txn paid regardless of whether Landtord grants conscnt or Tenant's proposed Transfcr becumes ellectivc. The term"Lan lord"as used in this Lease mearts only che owner or entity from timc to time oKming the building containing thc Premises,so that in the etirnt ofany transfa thenrof,the awncr or rntity who is a granror ia any such transfer will be and hcrcby is, without furthcr agrcement,enurely frecd and relieved of all�he obGgations of Landlord heteunder. Any such transfer of the Premises, unlcss pursuant to e forcclosure sale or deed in lieu of forcclosurc,will 6e subjcct to this Lcase and it wdl bt deemed and constned without fruther agrtement that thc purchascr at any such safe has assumed and agreed to carry out any and all obli�atiuns of Landlord under this Lta3e,so long as such purchaser is thc ownzr�f the buildinY containmg the Premises.Landbrd may transfer the Secunry Deposit to a trans(eree o!Landlord's intercst in the Premists or the$hoppmg Center,whercupon Landlord will be rcleased from any further liability with respect to the Securi�y Deposit. No�w�ithstandmg anytheng contained in this Anicte 31.Landlord acknowledges that as a materia!aspect of Tenant's busineu, Trnant plans on having third parties,indeprndcnt contractors,vrndors,and�br pnvate instructors(collectively,"(nstructors"1 grvo clirn�s I�ssons,pat on ctinics,and host events.Tcnant's arrangements with tRese Instructors shalt not be considcrcd an assignment,sublease, w Transfer,and any such azrangements shatl not requirc Landlord's prior approval. ARTICLE 32-SUBURDINATIO�AND A770RNWEV7 Tenant aKn.�es tha�this Lease µ�ill at aIl times automaticaUy be subject and subord�nate to any 6nuund ur underlying lease and the lien of any mortgabros(which tean will include all secunty instruments)that are now exisung or ihat may be placzd on the ShoQping Center or any pc�tion[hereof containing the Premises,and to any and aIl advanca to be made thereunder,and to the inttrest thereon and alI renewals,modifications,rcptacemrnu and extensions�hercof,without the need for aay funher instrument or for the mortgagec or tnutce named in said mortyi�c�or deed�uf trust to meke any elcc[wn,ezcept that any mungagtt or trustee may elect to give the riYhts and intercst of Tman�under this Lease priority over�he lien of its mortgay,e oi deed of trust by notice delivercd to Tenant. In the evene of such an elecu�n,and upon notification by such mortgagec or trustee to Tenant to that effect,the nghts and interest of Tenan� u�er th�s Lease will be awomaucally deemed to have pn�rity over the Nrn of said mortgage or dced of uuct,without the need for any further instrumcnt,whaher this lease is dated priar to or subsequent to the daee of said mortgagc or cieed of wst Th�s clause is sttf- operative�d no(urther inswment of subordi�ation will be required to effcctuate such subordination.No�u'.thstanding the foregoing, Tenant a�ets within ten(101 6usi��ess days uf a requcst by Landlord,io execute and deliver any i�wmant as rttay bc reuo�ably rcqwred ro canfitm such s�bordination U Tenant(aits to timdy execute and detiver to Landlord any such inurument,Tenant must pay u I�quidated damages Two Hundred Dollan(3200,�)per day as Additional Rent uN�l Tenant ddivers the same to Landlord,and. Landlord may execu�e and deliver ehe same as�he aewrney-in-face o(Tenan�,and 7man�hereby irtevocably appoints Landlord, its successors and assigns,as its true and lawful attomey-in-fact for this putpose. At the oQuon o(�hc holder of any mc�nYage afFectin�the Premi�s,Tenant agrees that no foreclosurc of a mortgage afTecting the Prtmtses.�or Ihe ir:utwion of any suit,action,summary or other proceeding aga:nst Landlord herein,or any successor landlord,or any foreciosure ptoceeding brought by the holder of any such mongage ro rettover possession of such property,will by operation of law w otherwix resu�t u,cancellation or terminauoa of this Lease or�he obhgauons of Tenant hettunder,and upon the requat of the holder of any such mortgage,Trnant covenants and agrees to execute and deliver wnhin tea(101 business Aays aRer Landlord's request,an �nstrumeot in wraing satisfattory to such party or parties or to the purchaser of the mortgagcd premises in fareclosurc whereby Tenant attoms�o such succasor in interest. Wdh reference to any assignment by Landlord of Landlord's interest in this Leasc,or thc rrnts payable hereunder,conditional m naturc or aherwise,whith assibmrtxnt is madc to the holder of any mortgage on the Premises,Tcnan�agrees: (A) ihat the executiun thereof by Landlurd,and the accep[ance thereof by such holdtt,will never be deemed m be an assumpUcn b�such holdrr of any uf[he obligauons of LanClord hereunder,unless such holder specifically otherwise elects 6y wKitten notKe to Tonant:and (B) that,except as aforesaid,such holder will be treated as having assumed Landlord's obliga�ions hereunder only upoa foreclus�re oCsuth hol�r's mort}jage aod ihe taking of possassion of thc Prcmises by such holdcr. Afler recciving writtrn rwtice from any perwn,firm,or other rntity,that it hotds a mongage(which ierm will includc a decd of trus�?which includes as pan oCche mortgaged premises the Premius,7enant wifl,so long as such mortgage is outstandin�.b.:requircd tu give to such holder the same notice as is required to be g�ven to C.andlord under the tcrr++x uf this Lease,bw such no�ice may be given by Tenant�o[�ndlord and such halder concurrenNy. It is further agreed thac such holder w�ll have ehe same opportuniry to curc any defaut4 and the same time within which to effect such curing.as is available to Landlord plus an addH'wnal sixty(60)days and such further time as witl be rcquired to gain control over the Shopping Cenlcr m order to e(Tect such curc,and if necessary ta cure such a defiuU,such holder will have access to�he Premises. ARTICLE 33—TE\��iT'S ESTOPPEL CERTIFICATE W nh�n�en(l0�business days afta each requcst by Landtord,Tcnant must dc.rver an cstoppel cMificate to Landlord(" stouoel Certificate"). The Bstoppel Cenificate will be in wnting and executed on behalf uf'Tenant by penons having appropn�te auehomy. Each Estoppet Certificace wrfl be made in favor uf Lartdlord,any martgaget,any assignee,any purchasez,any Yroumi lessor,or any other petson speciPied by Landlord and contain infornw�ion rc+quircd by Landlord,and satisfactory a any mortgagee,ground lessor. usignee.purchas�r or other person specified by landlwd including.but rrot limieed to�he(ollowing: (A1 ro�ifying this Lease; t B1 specifying the Commencement Date and exp+ration tiate of the Term; .�:_ 265 of 1214 DowS�n Ernebpe ID 674B2Bt 1-C640-i7C5�95437Et54fta49f8 (C) confirmmg that this Lcax�s in full Corce and etfcct�nd has not been assigned.modified,supplemented or artxnded (exccpt by such wri�ings az is so sWted): (D) confirmmg that all conditions and obligations under this Leau tu be per(omxd by Landlord have bccn sa[isfied or stating thosc not perfortncd; (El confirming that there arc no defenses or ofTsets against Ihe rnforcemecu of this Lease by Trnant or specifying any such defenus or otTsecs; (Fl the amount of curreni Rzni payable and the daie to which a!I Rrnt has becn paid; iG) any controctual Rrnt modificatwrts beyond the da�e of aWppel; (H) �he approximate numbcr of squarc feet of Ftoor Area m the Prcmises; (() �hat no Rent hos been pa�d m advance or spec�fymg any such advanco Rent:and (11 the amount of the Secunty Deposi�held by Landlord If Tena�t fails to iimely execuee,acknowledge and deliver�o Landlord or any nwrtgagee,ground Icssor.assignee,purchaser or o�her person specified by Landlord a starement�n accordance w�th thc foregoing provision of this Article,Tenaat will pay as liquidated damages Two Hundred Dollars(E200.00)per day as AQdtuonal Rent unttl Trnant delrvers the same to Landlord,and aay such failure will conseitute an acknowledgmeN by Tenant that th�s Lease is unmad�fied and in full force and efTect and tha� a{I condhions and obligauons under this Lease to be performed by Landlord have bern sausfied,and.hat there are no deknses or ot7sas agains� chc cnforcemem of this lease by Tenant ARTICLE 34—EXCUI.PATIO� Notwithstanding anything in this Lease to the contrary,n�s speci�cally understood and agreed tha�thcrc will bc no personel liabdity for any deficirncy or otherwise on the part of Landlord,ns agents,repraentatives,employees,oc any of rts constituenl memSers. partn rrs or shareholders,or thn respecuve leQal rcp�eunta�ives,he�rs,successors and azsigns as the ca:may be,with rrspoct to this Lcau or othmvix,and that Trnant wdl look solely to the es�ate,property and equity of t,andlord(or such successor in iniercst)in the 5hoppmg Center,subject�o Ihe pnor nghts of any ground Icswrs or martga�ces.Cor the satisfaction o(exh and every remedy of Tenant m�he evrne of any brcach of thu lease by landlord,o�in the event of any other ctaim which Trnant may allege agamst Landlord.i�s agcn�s, represeniaeivcs, employces, conseiwrnt members, panners or shareholders, or ihcir rcspectwe legal representauves, hars. suaessors and assigns.which txculpation of personal liabiGty will be absolute u�d w�thout exception. Landlord wdl have the righ�to sell,rnnvey, transfer or usign all ar pan of its imerest in the real property and the bwtdmPs of the Shopping Cmttt of wh�ch the Premises arc a part or its intacst m[his Lease,intluding the Sccunty Deposit. (n�he event of the salc or othcr tnnsfer of Landtord's nght,tidc and intcre;t in the Prcmixs or[he Shopping Cen�er,Landlord will be rdeased froi,.all Iwbd�ty and obligauons hercunder,so long as 1he new tandlord assumes such Iwbiliry. In no event will Landlord (or any of us o�cers, wstees, duectors, partners. beneficianes,jomt venturen,memben,stockholders,or othtt pnncipals or reprcscntatrves,d�sclosed or undisclosed)ever bc liabte to Trnant for any indirect,speculative,punitive or coosequential damages or los�profits. ARTICLE 35-�OTICE Whenever any demand,reques�,appro�al.conscnt ur nouce(singularly and collecti�ely," otice"1 mLLst or may be grvrn by one party to the oeher,such Nouce wdl be in writing and addrrssed to the parties at their rcspechve addresxs as set forth in Artxle I ar�served by(i)hand.(ii)a nauonally recognized ovemight express couner,or(iii)registered or crnified mai!rqurn rcceipt requested. The date �he Naice is recerved shall be the date of service of Nolite. If an addressee refuses to accept ddivery or if Not�ce is undeli��errbi:due eo a change of addras by a party w��houe having given Notice of s..ch change ro the o�her party,then No�ice shall be deer�ud tu have becn urved on tither(i)the daee hand delivery is rcfused,(ii)the next business day after che Notice was sent in�he case of attemp�ed delivery by ovemigh�courier,or(iii)five(5}busmess days aRer mailing the Nouce m the case of reg�stered or certi(ied mad. E�ther pany rtu�y,at any umc,changt its Notice address by giving the other pany Notice,m accordance with che above,stating �hc chan�c and scttine forth the ntw address. Any NoUce from an auomey actiag or purporting�o act on behalf of a party w�ll be deemed io be Nutice from such pany, pro��ded that such attomey is authunzed Io an on behalf of such party ARTICLE 36-HULOItiG O�'ER If Tenant or anyonc claiming under Tenant remams in possession of the Premises afler the iermmation or capiratwn o!tha Leasc and w�thout the full cxccutiun of a new tease.Trnant w�ll be cleemed W be occupying iht Premises as a terwnt at sufTaante at a rent equal to 200°�of thc Rrnt that Tawnt paid for thc Lease Year immediacely preceding the termination or expirotion of ihis Lease, as liqwdated damages and not as a penalry,and alt other tcrms and condiuons o(th�s Lease will apply In no eveni shall the fore�o�ng be conswcd as penmaing Tenant to Aoldover. ARTICLE 37-PARTIAL 1\VALIDITY lf any term or prov�sion o!thts lwse or�he appGcaqun�htteof to any person or circumsunces Is deemed to be invald o� ucenforceable,the rcmainder of this Lease,or the app6cauon of such term or prov�sion to persons or circumstanca other than thox to wh�ch u�s held mval�d or unenforceable,w�U no�be affec�cd thcreby, and each tmn and provuion of th�s Least will be valid and enforceable to the fullest extent permitted by Law. -?3. 266 of 1214 Doc��Sipn Enve�op�10 674B2Bt1-C640-47CS9543-TEt54F1448FB .4RTICLE 38-SICNATURES REQUIRED The aubmissioo of ihis Lease co each of Landlord and Tenant wi!I be for examination and negohauon purposcs onty and does not and will not constiwte a reservation of,ur an obliga�ion o(,Tenant io lease,or an offer to Tenant to leau,or otherwise crtaie any interest of Tenant in the Prcmises unless and unhl this Lcase is(uity executed and delivered by both Tenant and Landlord. Spccifically, nei�her party hcretu will have any oblib�a�ion or twbiliry�o the othcr whatsoever at faw or in equiry(including any claims for devimenwt rcliance,partial perfomwnce,bad faith or promissory estoppet or othtt similar types ofclaims)unless and uniil such nme as boch parties ha�e executed and delivercd this Leau. This Article superseda all other con(licung vcrbal understandmys or agrcements,or language set forth in�his Leasc. ARTtCLE 39-NO JOI\T vEYTUR6 The relauonship of the part�es is that of Landlord and Tenant only,and nothing in this Lease will be construed as crcating a pannership,jum�ventwe,pnncipal and ageni or any other rclanonsh�p. Except as expressly otherw�so prov�ded herein,neitha party will have any right or power�o crea�e any expense or Gab�Gry chargeable to thc other party. ARTICLE 40-TIME OF ESSENCE Time is of the essence m this Lease,and all provisions here�n rclatmg thereto will be strictly copswed. ARTICLE 41-ACCORD AND SATISFACTION No payment by Tenant or rcceipt by Landlord of a lesser amount than ihe Ren�or other amounts herdn stipulrted will be deemed to be other than on account of the shpulated Rent a�d amounts due,nor will any endorsement cr swtertxnt on any check or any letter accompanying any check or payment thereof be deemed an xcord and satisfxtion,and Landlord may xcept such check or pa}ment wittwut prcjudicc�o Lanllord's nght[u r��uver the balance ofsuch anwunts or puhue any o�ha remedy provided in th�s lease. ARTICLE 42-RECORDATIOY Tenant mus�noe record this Lease Tenant agrces to execwe,acknuwledge and deliver ai any timc after ihc Commencemeni Date,at the requcst o�[.aodlord,a short form leau swtable for record�ng. ARTICLE J3-CAPTIONS The captions conwmed herein are for convenience and reference only and will no[be deemed as pan of this Lease or construed as in any manner limiting or amplifying the terms a�d provisions of this Lease io which they relate. ARTICLE J4-RESPONSIBII,ITY OF TE1A\T Any restnction or requirement imposed upon TenaM under this lease will be deemed ro extend to the Guarantor,subject to the terms and conditions of the G�aranty,and Tenan�'s sub�enanis,concessionaircs and licensees,and it wil�be Tenant's obligadon to cause the forcgoing persons io comply wi�h ehe restric�ions and requircmen�s of this Lease. All obligations of Tenan�under this Lease no� fully performed as of the expiration or earlicr tertnination of the Tcrm will survive the expiration or ea�tier ierminauon of the Term. ART(CLE 45-SURRE�DER OF PRENISeS On the expira�ion or earlier cerminatiun of this Lease.Trnant must surrender prompely thc Premiscs to Landlord in the same condition as when receiv�,ordinary wear and tear excepted.All alterations,installations,additions and improvements which have beon made in ur attachcd to the Premises,includmg all light fixturcs and floor covenngs that are cemen�ed,auached,wcked,adhesrvely fixed, stapled,or in any way ir�ctalled or fixed tu the floor,and all olhcr fixtures(otha than Tcnant's Prv�perty)which arc inswlled in the Premises,W�II remain in and be surrendered along wnh thc Premises and will 6ecome the proptrty of Landlurd at the czpira�ion or sooner term�nation of this Lease. Tenam must remove its trade fixturcs(including Signs).and rep:�ir any Jamage io the Prcmises,fa�ade and any other portion of the Shopping Crnter cauud thercby. ARTICLE 46-COVERVINC I.AW�1�D I�TERPRF,T.aTlO� This Lease will be go�emed by the Laws of tho State in which the Prem�ses are locatec:. Both panies twve read ihis Lease and had the opportunity to employ le�al counsel and negotiate changes to the lease. The Lease is the joint produa oC ihe parties and,io ihe evrnt of any amD�guity herein,no ink*rnce will be drawn against a party by rcason of documrnt prcparation Thc inteNional om�ssion of any provision from th�s Ltase will create no implication re�,rarding Ihe subject matter conWined in such omitted provision. ARTICLE 47-BROKERS Landlord and Tenant,respectively,represent and warrant to ihe other that it has not dealt with any real estate brokers or othtt persons who may claim a fec or commission in connection wrth this Lease other than the Broker,if any,listed m Article 1(BB),and each party aKrees to indemnify and hold the other harmleas against any such claim made by any aher broker claiming by,through ur under sach pany. Tenam's obfiguuons hereunder will survrve the expiratwn or earlitt termieation of this Lease. ARTICLE 48-ATTOR�EYS'FEES;LANDLORD'S FEES AyD EXPE�SES In the evrn�that any Icgnl maua,dispute,acuon ur proceeding exisU ur is commrnced by or between Landlard and Tmant under this Lease,the prcvailing party will be reimbursed«asonable attorncys'fees and court costs in such matter. I(either party hercto without faul�is made a puty to my litigation instituted by or agairut any other party to this Lease,such other pany will indemnify and hold harmless Landlord or Trnant,as the case m�y be,egainst all costs and expenses,including reasonable auomeys' fees and costs mcurred m connectron thercw�th. Notwnhswnding the foregoing.if Landlord files any legal action for collecuon of Rrnt or any evicuon -24- 267 of 1214 DocuS�gnEnvebpelQ 61462817-C64t�47CS95d3-7Et54fi449Fe proceedings,whether summary or othenvisc, for thc rmn-payment of Rent,and Tcnant pays such Rrnt prior to the re�ering of any judgmcnt,then Landlord will be rntitled m collect,and Tenant shall pay as Additional Rrnt,all caurt filing fces and reasona6le attomeys' fees incwred by Landlord. Tenant agrees to pay to Lar�lord as Additional Rmt ihe amuunt of all legal fces and expenses incurrcd by Landlord ansing out of any brcach by Tenant of iu ob►igaiions hereunder. Further,if Tenant rcquests Landlord's consent or joindcr in any instrumrnt pertaining to�his Lease, Tenant must promptly reimburse Landtard,as Addiuonat Rent,the actual legal and ochcr costs and fees incurred by Landlord in processing such request, whether or nut Land(ord complies therewi�h,in addiuon to any specific fce provided for m this Lease. ARTICLE 49•ABANDOti�tENT OF PF.RSO\AL PROPERTY Should Tenant fail to rertwve any of Tenanc's Propeny E'rom the Premises upon cxpiration or eartier termina�ion of the Leue, or Tenant's abandonment or Landlord's reco�ery of possessioo of the Premises,then upon such abandonment,expintion,termination or recovery of possession and aRer�en(101 days'Notice to Tenant,which No�ice will atso be conspicuously poued on the Premises,all Tenant's Property then recnaining on the Premises will be deemed abandoned and tide thercto will vtst exclusively to Landlord,unless Landlord gives Notice to Trnant to remove all or any part of such 7enanCs Property in whkh e�rn�Tenant will promptly,at its owm expense,rc�rrove same or Landlord may do so at Tenant's expense and said expense will be treated u Additional Rent hereunder. Tenant hereby waives and agrces to hold Landlord harmlcss from any claim for loss or damage arising from Landlord's d�aling with Tenant's Property pursuant to the terms oi�his Article. ARTICI.E 50-CI.ARIFICATIO\OF TER�15 7he tertns"Landlord"and"TcnanC'include,whenever the context permits or requires,as singular or plural,thc parties hercto, and the hei�s,Iey,al representalives,successors and assig�ts of the respective parties. AR?tCI.E 51-ENVIRO�iME�TAL titA'TTERS As used herein, "Hazardous Maserials' means any substance, chemical, compound, product, solid, gas, liquid, waste. 6yproduct,pollutant,contaminant,or material which is haznrdous or toxic,and includcs,without limitation,(a)asbestos(whether or not fr�ablc), polychlonnated b�phenyls, and petroleum (inetuding cnKk oil or any fraction �hereofl and(bl any mu:erial classified or rcgulated as"hazacdous"or"[ox�c"pursuant to any Em ironmental Law ias defined below As u.¢eA herein,"Environmental Law"means any current or future Laws perta�nmg to(a)the protecUon of health,sakty.and the mdoor or outdoor eevironment,(b)the cronservation,managcment,or ust of oatural resources and wddhfe,(c)the protect�on or use of surface water and groundwater,(d?the management,manufacture,possession,presence,use.generahon,transportanon,treatrtxnt, storage,dispasal or Release(as defined below�)of Hazardous Macerials,(c)pollutwn(mcludmg any Rdeax to au,land,surface waicr, and groundwater),and includes,without IimitaUon,the Comprehensive Em�ronmentat Response,Comprnsauon,and Liabdity Act of I980,as:unended by the Superfund Amendments and Reauthorization Act of 1986,42 U5C 9601 et xq..SoGd Waste Duposal Act,as amended by the Resoune Conserva�ioa and Recovery Act of 1976 and Hazardous and Solid Waste Amen�ments of 1984,4?USC 6901 et seq.,Federal Water Pollution Control Act,u amended by the Clean Wata Act of 197Z 33 USC I 251 et seq.,Clean Av Act of 1966, as amended,42 USC 740 i e�seq.,Toxic Substances Control Ac�of 1976, I S USC?601 et seq.ciazardous Matenals Transportaaon Act,49 USC App. 1801 et seq.,Occupauonal Safety aad Heal�h Ac�of 1970,as amended.29 USC 651 et seq.,O�I Pollution Act oF l990, 33 USC 2701 e� scq. Emerge�cy Planning and Community Righbto-Know Act of 1986, 42 l'SC I1001 et seq, Nanonal Environmental Po{icy Ra oC 1969,42 USC 43?1 et seq.,Safe Drinkfng Wamr Act af 19�4,as ameaded,4?USC 300(�et seq,any similaz implemrnting or suceessor law,apy sim�lar state law or regulation,and any amrndment,rule,regulauon,order,or direcuve issucd thercunder. As used herein."Re�'means any spilling,leaking,pumping,pouring,emittmg,emptyiag,d�schargmg,injcehng,escapmg, leachmg,dumpmg,or disposing into[he indoor or ou�door envirunment,including,wrthout I�mhatwn,the abandunmen[or discardmg of barrels.drurtu,cvntainers,tanks.and other receptactes containing or previously cunw�mng any Hrzardous Matenals Exclud�ng any Hazardous Materials existing in the Premises or ShOpping Cenler as of the Delivery Date and excopt fur(�� common household and commere�al cleamng mater�als commanly uxd�n retail stores m first class retad developmtnts,and(u)producls whith are necessary and customary m tho conduct of Tenant's busmess�n accardance wrth Tenant's Permntcd Ux,all of wh�ch mast be smred,uscd and disposed o(m accadance w�th Environmenwl Law,Tenant w�ll not cause or pemut aay Hazardous Matenals to be used,storcd,gencra�ed or daposed of on or m the Prem�ses by Tenant,Tenaat's agents,cmployces.contractors or mvnees. W i[hout Gmiiation of�he foregoieg,from and aRer the Detrvery Date,�f tke Premises becurtxs contammated m any manner due to the acts or omisswns of Tenant or any of the Tenant Part�as,Tenant wi11 prompdy no��fy Landlord and,at Tenant's wle expensc,take any and alt necessary actions to retum che Pre:nises co the-nnd�uon exiscmg pnor to the prescnce of any such Hazardow Maeenals o•a�the electwn of Landlord,reimbursr Landlord as Add�uonal Rrnt for the costs and expcnses related to Laodlord perfortnmg such work wuhm fifteen (I51 days of Landlord's demand for the same Tenanc w7ll no�unclenake any tesnng for Hazardous Macenals on or m the Premises ur eake any remed�al ac�ions wrth�w m each ms�ance obtammg Landlord's pnur wrnun consent Landlord wdt have access to the Prem�ses m order to invutigatc and test wrth respect to any suspected Release of Hazardous Matenals or olherw�se as dcemed necessary or prudent by Landlord,and tu access the Prem�ses as needed for any remed�al acuon deemed neccssazy 6y Landlord,or the perfortnance of any work relaied thereto_ Tenant will not mtrn�ionally or umntenuonally Release or pertntt the Release of any rtutenal mto the atmosphcre,ground, scwer ryscem or any body of water,if such maienal(as rcasonably Qetermmed by LanCtord or any govemmcntal authonry)dces or may pollute or contam�nate,or may adversely affect(a)the health,welfare,or safery oFpersons or property,whether located on the Premise3 or elsewhcre m the Shoppmg Center,or(b}the condmon,use or enJoymrnt of the Shoppmg Center or any other personal property located thcreon,or any surrounding real property Tenaat w�ll further: •25� 268 of 1214 Dou+SgnErnebpal0 fiT4828i1Cfi40-47G5-9543-TEt54ft44�8 (A) mamam the Premius in compiiance with any applicable Env�ronmental Law and bc responsible for makmg any notification or rcport conceming thc Prcmiscs[o a govemmental aut}ronty if requued by any applicable Envlronrtx��al Law; �B} obuin and maintain in full forca and effcct al(govemmental approvals required by any EnvrcvnmenWl L.aw appl�cable to Tenanl's operations at the Premises: (C) expediuously cure, to the rcasonable sausfac�ion of Landlord artd m accordartce wph Environmental Law, any violation of applicable Environmenta! Laws at the Premises, at �ts own expence, m ihe extrnt such violauon �s altnbuWble to evrnts or conditions w•hich aruse on or afler the Delnery Date; (D) conduct cxpeditiously�o the reasonable satisfaclion of Landlord and m accordance with any appl�cable Hnv�Tonmental Law any actron necessary to remove,rcmeduce,clean up,or abate any Rdeasc or thrcatcned Release of a Hazardous Matrnal m or about the Premtscs at Tcnant's expenu,[o the extrnt such responsc action is altribulable to events or condihons whlch arose on or after the Delivery Detc; (E) altow tandt«d and�cs reprcunta�rves,from ume co ume at Landlord's rcuonable discreuon and expense,to mspect �he Prem�ses and conduc�env�ronmenul asscssments Qncluding invasive soil or�uundwater samppng); (F) promptly provide or otherwue make available to Landlord any reasonably requestcd environrtxn�al records conceming the F'renusrs which Tenant possesses or can reasonably obtain;and (G) rcmove fram thc Prem�ses and Shopp�ng Center,at its expense,by the expirativa or carlier tercnmauon of this Lease any Hazardous Matrnals or eqwpment to manufacture, grnerau, transpan, trwt, SIOtQ, QISpOSC, or twndlc �y Hazardous Matenal used by Tenant,mcludiag,u�ithout hm�tauon,any abo�re•�round or undaground storage iank. Tenant witl indemn�fy,hold harmless,and hereby wai�•es any cla�m fot convibuhon agninst Landlord or Landlord's propeny manager, for any damages to thc extrnt they anst from even�s or co�mons caused by Trnant and which did not ex:st pnor ro the Delivcry Date and retatc lo ('r) any Release,threatened Release or d�sposal of any Ha�ardoas M�terial at or about the Premiscs; (ii) the operation or violation uf any Environmrntal Law s[or about the Prcmises; (iii) any environmental claim in connection with the Prcmises;a (iv) the inaccuracy or breach of any reprcscntation or wartanry by Tenant m this Anrcle of th�s Leau. The forcgoinY indemnification and�,ra�ver and Tenant's obligations under this Anicle will be binding upon T-nani and�he succusurs and assigns of Tenant,and will inwe to the berxfit of Landlord,iis directors,officers,employees and agents,and their succeuors and asaigns,and survi�e the exniroeion or earlier terminatiun of this Lease. The(orcgo�ng indemn�fication will intludt,but no1 be limit�d ro,any and all claims,damages, fines,judgmtnts,penaltia. costs,liabilities or losses(induding,without limitation,a decrcase in value oCthe Premises,damages duc to loss or restnction of rentable or usable space,or any daitwges that adversely impact the marketing of the space,and any and all sums paid fQr setdement of claims, attomeys'fees aod expenses,reasomble consulwnt and expert fces)arising during the Term or any rcnewol of this Loesc,and arising in connectwn with any of the e�ents or conditions set fonh in(i)through(iv)abova This indemnificauon mcludes,without limitation, any and all costs incurred due to any investigatian of the si�e or any cleanup,removal or restoratiun mandated by a feJenl,state or local agcncy or political subdivision andlor E�vironmental Law. Tenant's obligations hereunder will survive the expiration or earlicr terminauon of this Lease. ARTICLE 42-PERSONAL I�TEREST DISCLOSURE Trnant acknowledges that the agent negotiaung this Cease on l.andlord's behalG becaust of possibte personal intcrest in the Shoppmg Cencer, rcpresents onty the Landlord. Tenan� may wish to seek�ha�d-party representation to advocarc Tman�'s nghts,at Tenant's sok cose a�d expense. ARTICLE 53•RADOY GAS The Shopping Centet has nM been tested for radon gas. Florida Statute 4Q4.OSN8)requira that tha follow�ng siatement bc pan of this Lease:"RADON GAS: Radon u a naturelly acurriag gas that,when it h.is accumulated in a buitding m sufTinent quantitics. may pr�sent health risks to persons who xre exposed to it over time. Lcvels of radon tha�exceed federal and state guidelines have been found in bu�fdings in flonda. Additional information rcgarding redon and radon testing may be obtained from your county publrc health unit." ARTICL£Si-RULE ACAINST PERPETUITIES Notwithstanding any provision in this Ltax to the contrary, if the Term has not commenced wnhin[wenty-oae(21)calendar yean aRa the Efkctive Date,this Lease will automaucally termmue on the?1 s[anniversary of the Ellective Date- The sole puryose of this provision is to�void any possible interprctetion of ttus Lease u violating the Rute Agamst PeTpewuies or aher rule of law against restraints on alirnation. Z6- 269 of 1214 DacuS�EnvtbpelD 67a8281t-C640-67C5-9543-7E�54F144BFB AATICLE 55-�10 w'AIYERS;AriE�DMENTS Failurc of e�ther Landlord or Tcnant to insist upon strict compliance by thc other party of any condition or provision oC th�s Lcase wdl not bc deemed a.vaivcr by such party oP that cundition. No waiver w•ill be effec[ive against cithcr pany untess in writing and s�gned by such party. Simila�ly.this Lcase cannot be amended cxcept by a writing signed by Landlord and Trnant. ARTICLE 56-ENTIRE ACREEMEIT This Lease concains aIl of ihe agreemems between che panies here�o and may no�be rtxxlified in any manner other�han by a�eemene in writing signed by all�he parties haeto or their successors in imercst. This Lease may nu�be changed or ierm�nated orally. Thcre are no othcr agreements, representatioas or inducements. whether uTi«en or oral.lxtween the panies concerning the subject matter of this Lease. ARTICLE 57-SUCCESSORS AND ASSIG�S Except as utherw�se herein ezprcssly provided,this Lease and alt of the covenants,tertns,provisions and conditions herein contamed will inure io the benefit oFand be binding upon the hcirs,rcpresenutives,successors and au�gns ofeach party hercto,and all covrnants httnn containcd will run with the land snd bind any and a0 succcssors fn titk ro landlord. The roference contained haein m successors and assibms of Tenant is nn�inunded eo cunsticute a c�nsent to assignment by Tenant and refas only to thou insWnccs in which Landlord may latcr givc conscnt to e particular assignmeni as required by the provisions of this Lease. ARTICLE 58—CUARAtiTOR This Le;ue wdl no� be efTectrvc unless the p��rson(s)and�or entity�ies)lisad m Art�cic t(Y1 hereul cxecutc and ddrver io Landlord the Guaranty of Lease attached hereto as BYAibit"F"and maQe a part hereof ARTICLE 59-AUTHORITY If Tenant�s not an mdiiidual,the individuat(51 e�ecuting ihis Lease on behalf uf 7enan�hercby covenant(s)and warrant(s) that Trnant�s duly formcd,qualified to do 6usiness and in good standing in the statc in wh�ch the 5hopping Ccnttt is locutcd,and such md��dual(s)is are duly authurized by Tenant to execuce and del •er this Lease on behaU�f Ttnane. t�requeued by Landlord.T•�nant wdl prov�de Landlurd with corporate rtsolutions or other proof in a form acceptable to L.andlord,authorv,ing the execuuon of this Lease at the�ime of execution. Tenant will rcmain qwlificd to do business and in goud standing in said state thruughout the Tcmi ARTICLE 60-CONFIDENTl.1UTY Trnant and iu agents,employets,ofFicers,dfrenors,accountanu and attomeys agrea to keep the�ewncral terms of this Lease suicdy confidenuat,and will no[disclox.directly or indirectly,such ternu to any person or entity wi�how first obtainmg the prwr writtrn consent of Landlord;p�ovided,huwever,that Landlord's consrnt will no�be rcquired for any d�sclosure(i)io Tcnant's ofliccrs, directors,employees,�rnders,accouncants,attorneys or current w potential investors in,or purchaurs ofTenant's business:or(ii)when compelled by applicahle l.aws or court arden ARTICLE 61-TERNI\ATIO� (Nor applicable.] — ARTICLE 62—HELOCATIO� (;1'ot appl�coblr.] ARTICLE 63 -COUtiTERP,�RTS/ACCEPTA\CE OF FACSI�tILE.SCANNED OR ELECTROti1C SIG�.�TURES: Th�s Lcau mny be executed in counterparts,each ofwhich will bt deemed an original.bu[all of which tugether will constitute one and the same instrument. tn additioo,the pacues agree�hat this Lease will bo coruidered executed when ihe signawre of a pany is delivered by(i}fxsimile transmission,(iiy scanned image(e.g_ pdf or tiff fite extmsioe name)as an a�4xhmmi to electron�c ma�l Iemaiq,ur(iii)elec�ron�c signature technology(e.g.,DercuSign) .4ny such(acsim�le,xanned or eleciron�c signa�ure must be treated in all respects as havmg thc same effec��s an onginaf"uet mk"s�gnamre. ARTICL£63-�tISCELLA�BOUS Patriot�ct: 7enan�rcprecenis and warranis as W itself and its shareholders,partners and memb�:rs,that ncrthcr Tenant nor any sharcholders,partners or members of Tenant is listed in Executive Order 13224•Blocking Ptoperty and Prohibitmg Trans:.ctions with Persons Who Commit,Threaten m Commit or Support 7errorism,as amended(the"Executivt Ordcr 13224"),and Trnant has no present,actual knowlcdgc that any other penons or en[i[ies holding any lebal or beneticial interest whatsoever in Tenant are includad in,owned by,contro{led by,knowingly acung for o�on behalf of.knowingly pro�iding assislance,suppon,sponsorship,or sen•iccs of any kind to,ur otherwise knowingly associated with any of the persons or entities referted to or described in Exccutive Order 13224,or any other banned or blocked persun,mtily. nation,or transaction pursuant to any law,ordcr,rule or regulaiion that is enforced or administered by the Officc of Forefgn Assets Control. Any brcach by Tenant of the forcgoing representations and warranties wil!be an immediato Hvent of Defaul�by Tenant and will be covered by thc indemnity p�ovisiuns of Articte 17 of this Leau. Fisancial Sbtemeats: Withim m�ety (90)days after thc rnd of cach calendar ycar or wuhin tm(I0)days of recoipt uf Landlurd's request,Tenant will fonvard to Landlard a fina�c�al swtement for t►rc most recendy completed fisca!year of Tenant and,if applicable.Tertant's guarantor, m form sausfac�ory to Landlord,cerufied by an indcpendent certified public accoununt acceptable to Landlord. ,. 270 of 1214 DocvS�gn Ernebpe� 67a82817�6a0-q7LS9543-7E154fta44F8 l.sadlo�d,4�orovai or ConsenC Ezcep�as otherwise expressly set(onh in this Lease,any Qiscretionary action or dec�sion o�approva!or consent rcq�esied or required of Landlord under this Lease may bc made,grrnted or denied by Landlord in its solc, absolute and unftttereri discrenon Tenane hereby expressty acknowledges and agrees tha�Landlord will not be hcld Iwble to Tcnant, any person claiming und�r Tenane or any �hird party as a resuft of Landbrd's approval or failure to approve or constnt to any discretionary action or decision reqwsted or required by Landlord underthis Lease. If Landlurd is found to be in breach oithis Lease as a result of Landbrd's failure to�ant such approval or consent despite the foregoing provisions of this paragraph.Tenant's sole and exclusive rertroedy wi0 be to obtain injunctive rctief directi�g Landtord to grant or Ecny such approval�x consen�. Lieas to�Imorovcmcnts tFloridaL• NotwiNstanding anything in this Lease�o the contnry,spcafically incfuding but not limited to Artide 14,Tenant shall pay all debts incurred by,and shall satisfy all hens and etaims of lien of contractors,subcontractors, sub-subconeraetors, mechanics, laborers, and matenalmen with respect to any and all improvements,conswc[an,altentions, and rcpairs in and on thc Premises and any improvcmmis thereon, speafically inctuding but not limitcd to Tenant's Work,and sliall mdemnify Landlord aga�nst all legal costs and charges,mcluding reasonable atwmey's fees,�n any suu involvmg aoy liens or claims of licn,�udgments,or e�umbrances caused or suffered by 7enant with respect to the Premises or any part thereuf Regardless of whether Laadlord has approved any wark tu be perfortned by or on behalf of Tenant,Tcnant shall have no authonty to crcate or pertnit any liens or claims for I�en for labor or material on or against Landlord's interest in the Premises and agrees to noufy aIl persons contracung w�th Tenant for any�mprovements, construceion,attrn�ions. and rcpa�rs in and on the Prem�ses, uuludmg all matenalmen,contractors, subcontractors,sub-subcontractors,mechanics,and laborers involved in such work,that they musc look solely ro Trnant a�d Trnant's leasetwld mterest to secure the paymen�of any b�11 ar accoan�for work done o�matrnal fum�shed m connecuon wuh work pafomxd ��and on the Premises (REST OF THIS PAGE/:vTE,VTlON,�LLY LEfT BLANA/ .��. 271 of 1214 oocus�+e��roew siaaze„-csao��csssa�ae,saF�aasFs IN W ITNESS W NEREOF,�he panies hereto have set their Hands and Seals the day and year first abo�e writtmn. LAhDLORD FIFTH 6c ALTON(EDE�S�,LLC,a Flonda{imi�ed liab�liry company By: Fdrns Limited Parenenhip,a Detaware limited partntrship,iLs solc member Br Edens GP,LLC,a Dclaware limitcd tiabili�y company,ics sole gec+cral partncr By: �o�.ow+� `"ns�oesn�c ,-- Jodie W.McLean Chief Ezecutive Ol�icer TBNANT: MB P.4DEL LLC,a Flurida Itmited liabil�ty company B :.'r.,.t ;;�� - Y Trav�s Wmston Manag�n3 Member .?q. 272 of 1214 DoctsSpnE�YNop�� 674828ttC6a0-a7C5-95A3-7E�54Fi4a9fB EXHIBIT A SfTE PLAN (See attaehcd) 273 of 1214 DowSign Envelope ID:67482811-C640-47C5-4543-7Et54F1449F6 6th Street �� _ � !� r��s�TT��..��.�.�� . . . . 1 I � � 1 1 ' I • � � � � � • � • ■ � � � � ' � 1 t� � � � � � f � � � ` � ■ • � � r � , ' i� f 'i � � �I • __�� yl' - � �, � � C , �� Q I o ! � �• . . .�-�—, . . . _ . .� ', o .� , Q '' ' - - - - ' c ; ' � � i � � � J ' • � ' ` � • � � � � � � � . . . . • : . � ' . ; � , � � . . ' ( . i . � i � . . � . r � � ' : ''`�� ` • . . • • � . . �_.G •� ___.__ �,� _ i � 5in Street __��_� — _-� / __ _� ` • �• � • PREMISES ' • ' • 1 st FLOOR � �� Exhibit A °�` �`„o��oz3 °""" Miami eeach Padel Club �� HG �nr�,,�x ��..� -•,;: i t1t tOn NTS 274 of 1214 DocuSign Envelope ID:67482811-C640�7C�9543-7E154F1449F8 6th Street �— � � �. � __ 1 ------------------------_�.--------� I -- � w � ■ I + ' S � � i ( � � . � -� - -- �.. -- - _ . „e,� q,.-.. �.. � _ .-. .. -,�,... ..,.. ,- - .,.�- '.- . .� -. � _ _........ � , ;��.... ,. _: � ,- -. I ' _ ' � _F' ' � � -....a s�:� ' ,,,�_ � ('�..�� _- r ,�: � I I �� - 3:`y'`a..a i Q � i � � � 1 ' i � 0 � � x Q 1 •�- �►� C ' �� J � � � i i � : � i � � I � 1 � ' , � � � _ _ � 1 j i I � . �. : . . ; , I � � � ��• y s�!F � � � �fJ�—� , ---� ___�` i �� -�.�_ � � ..�_� _1. � Sth Street -- � • �• � • PREMISES ' � '• 2nd FLOOR � ExhibitA '�' °'�`�io2zo23 '""' �� Miami Beach Padel Ciub � � � i..,.,. �'�,.. , 4�. I Ofl i'lT$ 275 of 1214 DocuSign Enveiope ID 67462B1 t-C64Q�7C�9543-7E154F1449FB � i � 6th Street --- --� ,—_ _ , �— ,; ,- :— - '� �'t' ------------___-_------------------� ' � � I i ' I � ' N i � . .: � � ' . . . . . .. � . .� ; . . I ' _.. . _ ..., .� : `; -,-.=. : . . . � � .. . �� ; i � � . � � I � - � _ � � � � i O ! f I � � � > � � i+ i� Q O �M Q �� Q f � Q !�a W , ` ; J � _ _J • � � 1 1 � ' � 4 � � � � ( � � i ' : � r . . � * ;�,xry 9}+ y-T� 1 � ' � y4��. �� '� �"� f ♦,*i�!!s �\J �+¢�+f#�l+yJ �� -�� . ra�c.s :'1 ! 1��Y 5th Street • .• : • PREMISES • 3rd FL40R � �'T. ! �-- Exhibit A °� ""„oz zor� °"""" ��— � �'"� �� iami Beacfi Padel Ciub 3n +uu �S HG =..-•». ;�� - � ton 276 of 1214 OocuSign Enveiope ID.67462B11-C640�7C5-9543-7Et54F1449F8 6th Street . `f �f ----�—_----------�_,.r:.------_�_.�_ . , _i ,�, i i ( � q F i i i ' � s ' ' � ; � I � i * ' • r ' � S i � � I � � i a ; '' j � � o i � ` �3 � � �' ' � Q � � , - a n b O :.P _'- # ..1��."•. ; i.d�♦+i'� .p�y � . 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' I , . , . . . • . . . . . . . . . � �;, . . . . . , , . . , � � . � '� ,.. . �i �.�.�_ ..- -• --..._.__......--�--•--.t�-_._ ..._ _.._,....-•--•�=•'=-�_:•__•_�� l - - —._. ,-,. � _ ----- � � � � � O Lenox Ave � � � OocuSign Envelope 10:67482611-C840-47Crr9543-7E154F1d49FB Plan Showing Proposed 7th Floor Parking Reconfi��ration and Proposed Premises Development within Premises �__ ,� - --_ _ i i � , i --- i I � ' ' � ., ' ------ — � � - . � .- - : � _ . , -{- ------------}-=—"�,�•--- •- _ � _ W�_ _ __�� - .�' i � -��` i , � r-�-;-- i I ! I "j n- :; , --T- � i �/ � I' � ff � � �::�,<./' i� �: ( � j `__� � t� P � -i! _ -j i- � � ; , � � ��.- � _ -- �� ' ! � � 1 , � � r �_ �� ; i r - i 4' I + `_I -- ��' �-- - I ' ,; ' L �L �L � �, I (• ^ �� __ � . , t � � � _ � � �:- - 1 $ , �i i ; _ i� f'��`=f _ i � i � ' I ��Ii� i ; �_r-�-u i _ _._ I 1 � ; -� _ � � � _ _� - � i � � ' ' ' � � _ - ,- �_ � � ;:_ ,% t � i---� � � . � - � �� / � ti , � i . � . '.. I t� ( �. ' ,�' � � , a ��_� �� . �� -�_r u�, _ � _ .v . . , �� __._-_ ___. _ �_-_ �. _�_ _ -� : _ __.� ___�_�_-_____ _�.�_-= -� � / - _ - _ —� �y � � .� ' ' �-� `- -��':'�-=_ . _ " FIFTH AND ALTON a�couars wzoPo.s,� 1 „o�an,se,�w.,,i _ B..a,.��,� 281 of 1214 OavS�gn Ernebp�ID 6TAB2811�C640-47CS9543-7E154Ft449F8 EXHIBIT 8 LAlDLORD A\O TEVA�T WORK.4GREE:NE�T LAVDLORD'S W"ORK Landlord's Wo�k: None. Tenam exprasly acknowtedges and agrees that Tcnant has bcen given the opportuniry�o inspec�the PnmiKs and that thc Premiscs is providcd io Tenant and Tenan�acccp�s ddrvery of posussion of the Prcmises in its currcnt"as-is"condition and Landiord makes no represcnW�ions or warrantics as�o the condition of the Prcmises. TFVANT'S WORK Tenant,at ns sole cost and eapense,sha�l make nll reqwrcd improvemcnts,alierauons and changa to the Premises to enable Tonant to construct and instatl Ttnant's padel courts,lighting tor the padel couns,Tenant's club house facility and all other related impruvtments and Cacilities as rcquired for Tenant to use the Premiscs for TrnanCs Permitted Use(cullcetively,the"Trnant's Wark"),subject to approval by Land(ord and all Laws. Eccept as may be expressly set forth herein,Tenant's Wo�ic shall also include all such work upon the Pttmises ntcessary•for the issuance of a final crrtificate of xcupancy(or its local equivalent)(the"Certifitale of Occuuancv'�1_ Temnt's Work also shall include rc-striping and ro-conftguration of the parking and drivc aisle layout adjaccnt ro�he Premfses on the top floor of thc parking dcck in conformance with�he linal approvod Tman�'s Plan and consistrnt with the Site Plan. Atl work ro he ptrformed 6y T�nt hereunder shall be in accordance with detailed plans and spetifications prepued by Tenani's architect,including ta4ade cle��atioru and dctails,utility luyout plans and all other plens and specificedoas " nece3sary to enable Tenan�to comple�e Tenant's Wor�(ehc"Tenant's Plans"}. !n the e�ent Trnant is requircd to apply to one or marc Ciry 9oards(hereinafier deftned}beforc it ran submit for its Buildmg Pertnits,thrn.during this time period,the dtfinitiQn of"Tenant's Plans"shsll be reviud co be all documents�ha�the Ci�y 8oards rcquire in wder to submit�o them. Trnant's Plans shal! be submit�ed to Landlord w�thin fortyfive(45)days fotlowin�the Sahun 1 A.S(a},(b),and(c)Satisfaction Uate for Lanatord's prior wnuen approval(az to bo�h design and materials) wh�ch approval may be granted or withheld �n Landlord's sole and absolute diurenon. Landlurd agrees to u�e commcrcially reasonsble cfforts to promptly rcvicw and eithcr approvt,conditiona[fy approve,or disapprove Tcnant's PI2 s within ten(10)business days aller Landtoni's receip[ there�f. tf Landlord odvises Tenant�hat changer to Tenant's Plans arc required.Tenant shalt havc ten(10)btuiness days thcrcafter m rn•isc(u required by Landlord) and resubmil Trnunfs Ptans Co� Landlord's approval This process shall continuc antit Landlord has approved TenanCs Planx In addition to Tenant's Plans, copies of alI certiFca�es of insurence and miscellaneous close out documents shall also be submiued to l.andlord simultaneously with Tenant's Plans submissions.One(1)hard copy and an electronic{CAD)se�of Tenant's Plans are required. Within ten(10)days follow•ing Landlord's approval of Tenm�'s Plans 1�he"PsrmiS Filine Date").Trnant shall,at Tenam's expensa apply For all naessary govemmcntal pertnits, approvals and liceases (collauvely, the "Buildiny Permits") required to perform Tenant's Work and thereaRer Tenant shall diligently punue ob[aining tht 3wtding PeRnits.Tenant shal!Aetrver a copy of the Building Permits to Iandlord within three(3)busi�ess days of Tenant's rcceipt of same. Tenam acknow{edges and agrees�ha�its agreemene to abide by the deadtmes set Conh in this Exhibit`B"is a matenal inducement io Landlord's entering into this Lease on the terms and co�itions set forth herein. Notwithstanding anything in this Lease to the cuntrary,a breach ofTe�ant's obligatwn to comply with such dcadlines, where the brcach is caused by Tenant's action/inaction and is not a direct resuh of thc City's action inaction,shall be an immediate de(ault and shall not requirc the issuance of prior wTitten notice by Landbrd or be subject to any grace period whatsoe�et. Notwithstanding the aforementroned or anything contamed in chis Lease.LandEord acknowledges that Trnant wil!likely be required eo gn appro�•als fmm one or se�•eral commissioners or city boards(collectively,"Citv Boards") (e.g. Design Revicw Board; Plannmg Board, Historical &nrd,ett.)before it can submit for its Buitding Pcrmits. Landlord funher acknuwledges that these City Boacds do not meet regularly and can sometimes go months he�ween meeungs where�hey grve approvals.In the e�ent that Tenant is rcquired to go to Ciry Boards for approvals,the deadtine rcqu�rcments presrribed by this E:hibit"B"shall be relaaed and Tenant shall�wt be in Default undnr this Lease so long as Tenant uus commercially reasonab(e efTorts and works d�figently 10 apply and�et�hrough these Ciry Boards m a dmcly manner For cxample purposts only, �f Trnani is r�quired to appty to the Design Revitw Board,and it submus its documents by the su6mhtal deadiine in order ta be heard at the next rtxeti��(wh�ch could be several months from the submtttal deadfinel,and the Dzsi�n Re�•ieu�Board meets and requires Tenant to make sevcral mudifications and to submu agam in order to get the necessary approvals to chen appl.�for perniit,Tenarit shafl not be in defauli under th�s Lease even if it fails to stncdy adhere w the timelincs herein(i.e. it doesn't make unse for Tenant to rcsubmit plans to l.andlord when the applicable City Boards haven't rc�iewed them yet). All of Tenant's archuects.wetracturs and subcon[ractots shall be(i!npproved by Landlord(whrch approvel shatl not be unreasonably wnhheldt,(i�)licenud and(iii)insuced and.7rnant shall pro�ide Landlord with eht name, address, telephone numlm anQ if available,email address of Tenant's conscruction rcpresentati��e(and/or project manager). Pnor to commencing any wark Tcnant and iU contractor must comply with[he msurance requiremenu set forth m Art�cle 17 of the Lease. Trnan�'s contractor is requircd to abidc by Lendlord"s rules and rcgulations for tonstrucuun,copies of wh�ch will bc provided upon written request prior to thc commencemert�of Tenant's Work, arxl io make cercain rcfundable deposit with and/or payments to Landlord not exceeding 55,000.00,which deposi� and/or paymant sha�l be recumed in full aftrr the convanoc has completed Tenant's Work,pro«ded no rules have bcen v�olatcd,and no damage has occurted to the Shopping Ctn�cr. Notwithseartdmg such requirements,Trnant shall mdemmfy and protect Landlord with rcspect to any breach of such rules and regulations by Tenant's contmnor or the failure of Tenant's contractor to make�he foregoing deposit. No changes of materials or finishes are permrtted after Landlord's fioal approval of the Tenant's Plans unless approved m writing 6y Landlord 282 of 1214 OocuS�Envebpe� 6748261t-C840�7C5-9543-TE154F1449FB A!I work involving the roof of the Pcemises and the fire alarm and sprinklcr system shall bc performed by Landlord's dcsignated contractor or subcontractor at Tenant's expense. All tap,meter,impatt and other utility sm�ice fces shall be paid by Trnant. Tawnt shall commence conswc�ion of Tenaat's Work in the Prcmises no laier than�rn(10}�ays after whichever of the following shall be the latnt to occur: (a) The date Tena�[receives Landlords approval of Tenant's Plans;or (b) The date of issuance of all Building Permits for Tenam's Work;or tc) The Delivery Da�e. Tenant's Work shall be performed and conseruceed,in a good and workmanlike manner and�n accordance with aU laws and the$hopping Center Sustainability Practices—and shall be diligen�ly pursued to compleeion. A(1 bwlding matorials,tools,and equipment must be stored witMn the Premises,or such other locat�ons as may be specifically designa�ed in writing by Landlord's tenant construcciun cuordinaior,and aU vash,debris and rubbish must be sto�ed and/or disposcd of as dircaed by Landlord,and,upon completion of Tenant's Wo�k,Tenant must rcmove all t�mporary struccures, surplus matenals, debris and rubbish of whatever kind remaining in thc Premises or any other ponion of the Shopping Ccnter. In no evenl shall any matonal be stored in the Common Areas. If Trnant fails to cump�y with any these requirements within one i�)business day following nouco from Landlorel. then the samt shall consciwtc a default under the Lease,and,in addition to any other remedies to which LanJlord may be emrtled for the dcfau(t by Tenan[,Tenant shall be assessed a fee of Two Hundred and no 100 Dollars(5200.00)for each day thereaHer unul Tenant wmplies wich the applicabk requiremeat. Tenant zxpreuly a�rees to�ademnify,defmd and huld Landlotd harmlas from arx!against any liability to any md�wdual,firm,partncrship,associauon,cocporadon,Innleed liab�tiry company,or any other rntity or estate for damage to Person o�property occumng during the Koric propoud hereundtt. Tenant shall pro�ide Landlord with prouf that it has obtained a Temporory Certificate oC Occupancy or Certificate of Occupancy(or local jurisdictiunal cquivalrnU for the Prcmises wittiin ten(10)days of the compktion oCTenant's Work. Ndther landlord's approval of Tenant's Plaru,rwr any other mspecuons or approvals of the improvecrxnts to �he Premises or plans for construction thereof, by Landlord's cmployccs, agtnts ar�nspecung engmters shall constitute a wartanty or representation as to the technical sufficiency,adequacy o�safety of the plans,structures,any of the comportent parts, or any other physica! condition or feature ptr�ainmg to the �mprovcmtnts, �t bemg acknowledgod by Tenant that Landlord has madc such approvats solcly as a landlord in de�mn�mng and protecung the value of its property for intemal purposes,and not for construction-rdated matters nor fnr compharce with all Laws. SUSTAI\ABILITt' PRACTICES: Sustainability is an�mporcam prinap{e for the Prem�ses Bu�ld�ng. As such, Landlord strongly rncourages Tenant to follow the LEED Cammrrcial Inttt�ors program for the des�gn and canseruuion of ehe tenant fie-ow(seo usgbc.orglLEED for specific mformaaon) Meeung�hese reqwcements wdl�id in the development of an ovttatl effic�en[dcsign that is compauble wieh the bast bwldmg's sustamabihty s�andards In furtherance of thc foregoin�,(,andlord may require rctail tenants and occupanu of the Prcm�ses Buddmg ro adhere to certain reqwrcmcats,which will include.but not be limrted to thp followmg: • Plumblag fiYmres : Ail spaces must nol exceed�he following tlow rates: • Pan�ry(Break Rooml Fauce� I.00 gpm • Watet closct 1.28gpf • Urinal 0.125gpC • Lavarory Faucet(hands Cm) 0.50 gpm • I,ipAting desiga(i(wecessary) Reduce connccied lighung powcr densiry ai or below I.00W sf ihai aUowed by ANSI ASHRAE IESNA S�andard 90 I-20(i7 (w•ith errata but withoue addmda) using either the Space-by-Space meehod(Section 9.6.I1 or by applying�he Building Arca Me�hod(9.5.11 budding 6ghnng powec allowance to the entire Prcmfus. • Eeergy Efficiency&Rrnewabk Ener�v . HVAC sy�rrns and wa�er heacro shali be powercd rnarcly by elecaicny(a potrntially renewable rnergyl rathcr than natural Yas(a nomrcnewable foss�l fuel). • Coastructioa wsste Divenion _ Work whh L.andlord to crcate and implcment a Consuurtion Wasle Drversion plan thai�dentifies ways to recycle or rcuse as much construc�ion w�ste os possible. MATERIALS:The following list of matenats applies to Tnwnt wdh respccc to its scope of woric u set fonh above m ch�s Ea�ibiS"B^. REQUIRED: • Gypsum Wall Board (G�VB) - Mold res�stant GWB is rcquired m all areas exposed to moisture and recommernfed Porall aher arcas. All Gypsum Wall Board to be manufacaued domestxally 283 of 1214 DocuSg�+ErnebpelD 674828i1-C640-47CS9543-1E154F1449F8 • Insulatan•Formaldehycic-Cree,high recycl«i content fbcrglass bau insulation is rsquired Producu by Johns Manvifie currcntly meet chis requircment • Pain�s and Coa�ings-i.ow Voluile Ocganic Compoundc(VOC)painu and coatings arc required for all mterior surfaces.Greenguard and Green Seal certified products aze acceptable. • Adhes�vrs and Sealants-Low VOC adhesrves and sealants are rcquircd for aU interior wrfaces.Gnmenguard and Grean Seal cenificd producu are accepwbla. • Ceilings-Ceiting�iles with at least SD°,recycled cuntent am requircd • Solid Surfaces-Urca-formaldehyde free cortqwsite wood products(particte plywood,MDF}are rcquircd whrn used in thc interior oCthc Premius. • Use high-efTiciency LED fixtures. • 1b'hen ir�stalling new HV.4C eqwpmen4 ensure that it meeLs or exceeds ENERGY STAR or local cner�v code. • Pro��Landfonl with final HVAC testing and balanung rcport a�campleuon ofconsmxtwn. RECO'�1 W E�DED: • Gcncral • It is recommcndcd Uwc Tcnant use ma�crials that conwin a recycled content above 50°.arzd are prod�uurd within a 500 mile radius of the center. • tila�enal Starage Trnant should properly store matenals to prcvent exposure to mo�awe and reduce potential for mold growth. • Wood-Forest Stcwardsh�p Councit(FSC)certificd wood is recommendal. • Caipet-AI!Carpet and Rug Instiwte Green LabeVGreen Label Plus certificd carpet,pads and adhesives arc acceptab{e. + Hard-surface floonnP - Vmyl Ooonng and base arc prohibrted. Tenant is recommended to use non-axic ptoclucu ftom rcnewable rssourca including eoncrete.linoleum,cvrk.ceramic poredam tile.wood.bamboo or rubber.All Grcenguard certified products are acceptable. • Entryway Systems-It is recommended that rntryway systcros tx installcd at alI entrances to prcvcnt din and paniculata from rntering the building. Whtte a permanent walkoff mat is not practical,a rollout mat is xcepwble as bng u it is cleancd weekly and made of a sartainable material. The mat should 6c at leau 6 fea long. • Solid Surfxes-Greenguard certified solid surfaces are recammended • Fumis`ings-Gre�nYuard cecti6ed fum�shings are recommrnded. • lns�all dimmers and senson to�um o(f ligh�s in unoccupxd roans,portKutarly m ueas such as bathraoms,copy roo+ns and sionge roams. • Insiall ETvERGY STAR nted applianccs • Check with Wiliry providers�o determine availability of on-s�te rnagy analysis and financial incentives to reduce�mergy cunsumpti�m and cos�s. ALI. CO�STRUCT[01 SHALL COMPLY WITH Atiti' LOCAL CODES APPLICABLE TO GEYERAL kk,TA(L USE AND SUCH CODE RBQUtRENENTS SNALL SUPERSEOE ALL OF THE AeOVE ITEMS. TENaNT, AT TENAhT'S SOLE COST, SHALL BE RESPo�SIBLE FOR nNY ADDITtONAL IM1IPROVE:�IENTS REQUIRED IN CON\ECTIO�WITH TENA�T'S SPECI�IC USE Of THE PRFMISES THAT.4RE 1�1POSED BY 4(KAL CODE. 284 of 1214 �7ow8�;EnvelopelD 674626tt-05M}47CS9543-1E?54Ft449f6 �,XHIS(T C TENAV7•5�1@VU (notspp�kable� 285 of 1214 DocuS�gnErnebpelD 67462B71-C640�tTC5-9543-7E154Ft449F8 EXNIB[T D SIGNACE&DISPLAY CRITERIA The folluwing sib�guidtlines govem tht desi�,color,sizc,dfuminauon,locatw�and manner af installativn of all of Trnant's signs to be plated on or nwr the Premises or the Slwppmg Center. The design,size and location of afl signs must be approved in aTiting by Landlord,in its sole discretion. Landlord's approvat of Tanani's sign w�ll not constimte the assumption of any tiabiliry on the pan of Landlord with respect to accuracy or conform�ty wi�h any zoning,building or signage code or otlxr govcmmental or regularory rcquiremrnts. Trnant will be solely raponsible, at us sole cosi, for ies sign plan and obtaiomg alt pertniu artd approvats From all appropnate govemmental and regulatory bodies- Trnant is reqwred to use professional environmrntal graphic designers arxl sibmage compania to deurmme s�gn design and specifica�ions. Tenant's signage is subject to Landlerd's approval in accordancc wich Landlord's Reuiler S�gnage&D�sQlay Criteria (wh�ch may be modified from�ime co iime as Landlord may ele�ct)a copy ot whlch waz made available eo Tenant befure the execution of the Lease and will be thereafter provided to Tenant by Landlord at any ume followmg Tenant's request for the same. Tenant hereby acknuwledges havin�had the opportuniry to review the Raader Signage& Display Cnteria and either has reviewed rt or has electcd not eo re�iew it. I. Tenanl�s permitted orte(1)front sign,orre(t)blade sign,and one(t)rcar sign j�f applicablcJ All signs arc wbjttt W bo�h govemment and Landlord approvals,in Lsnd�ord's sole discrction. 2 All Tenants nre rcquired ro h�ve a uruque idrntiry. If Tenan�does not have an identity,the Landlord will rcfer the Tenant to a prefcrred professional daigncr to es�ablish an�dtntiry Geattic business names Gke"Cleaaers." "Bank.""Diner,"dc.are not allawed. 3 Only s�gns that carty Undenvnters Labocatory iUL)Lsting wiU be pertnitt�d.TAe followmg s�gn types are not pertnu�ed(without wriven approval by Landlord,in Landlord's wle discretion): a. S�gns of the tlashing.rotating,moving,6linking or animatcd�ype b. S�gns wrth rcd,grecn or yellow as a pnrtwry color(�ncludes matttial finish&illumination) c. S�gns wrth ezposed neun m6mg,exposcd lamps,or any ezposed sYgn illummation or iUummated sign cabmets d. Roof mounted s�ens 4. Tenant must submn stgn work�ng drawmgs to La�dlord withm the t�metrame requircd by thc Lcase and no sign will be i:isaUed unUi landlord's wntten approval has been granted in Landlord's ole discretion. Tenant must provide Landlord a copy of the s�gn permu pnor ro sign mstallatwa All drawfngs shou{d show actual constructioo of th�sign tio standard detads wdl be aceeptable.The s�gn working drowings rt��si indicate the foUowing: a. Shoppmg center name b. Store name c. Space number d. Complete address e. Type and s�ze of all lenering f. ElevaUon��ew of storcfront showi�g sign(drawn to scale)with overall he�ght and width d�men�ions of sign,overall squarc footage of sign,deta�l d�menswns uf ma�or sibm elements(graph�cs,k�terfurms,etc.) and the Imear d�mens�on o(�he allowable�reas of Tenant's prcsenr iior. g. A techn�cal sechon(to xalcl through the sign and storcfroa�showin�alI pemnrn�constructi�n details. Describe all fas�rnar and wetd de�ads Show attachment dctad to budd�ng. h. Colors and finishes of all matenals i. Wattage and light intensity by Iamping cype �. Locauon of penetrauons for condwt and sleeves.ete.requited for sig�inswllat�on k. A photograph of the storcfron�with sign location shown to scale 5. Tonani's sign must be locatcd abovt the storeftont of the Premises aruf withm the limns of the arca designatcd by Landlord as�he"s�gn band." Trnant's sign must be centered verticatly within said sign band and horizontally wrthm tht lineal front footage of the Prcmises. Fa�ade signs ro have a mmfmum clearance of 10"from upper and lower edga ols�gn ba�,and 12"clearance from dtm�s�ng walt crn�ertine.The letters uf Tenant's sign wil!have a ma�cimum height of t 8"and a min�mum hright of 12". 6. Major Tenant signage wilt be regulated by La�tord and the srze and Ixauon wilt be at�he discretion and approval of Landl�rd. i. All Tenant signage must be inswll�d in accordanct w�th Landlord pro��idcd Signagc&D�splay Cntena. Theu cntena also provide dircction and charac�er�mages for wmdow signs,graphics aod displa}�s,in addition to A- trame signs,outdaor fum�ture and awnings. These des�gn elemrnts must be approved by the La�lmd in i�s sok discretion in order to maintain a first class shapping experien.e. 8. Iliuminatwn must be intemal to the sign(exposed ncron wnhm Ictterfortns,hala•illuminated)or by ezternal front ligh�ing.L�gh�saurces must not cause glare hazardous to ptdestnans or vehide dnvers.Lit;hting is w be whi�e. Colored lamps wd�be permitted only w�th Landlord appro�al. 286 of 1214 DocuS�EnvebpslD 67482811�C840-47C5-95437Et51Ft449F9 9. Face illumination co only consist of day night type face matenal sa that face reads as solid element dunng the day end iiluminatcs at night. Illummation to be consislent with no shows or hoi spots.Swndard type scry6c faced kuers/signs wi�h colorcd faces aze prohibiced. 10. Na�-iiluminated storefront fa�ade signage prohrbited without exprcss Landlord appreval. I 1 All tenant si�ms must be new and cusrom-made. Restored vintaye or reuse signs are acceptable if approved by Landlotd. 12. No sfgn witl!x placcd in firtal position without Landlord approval.Poor qualiry materials or conswetiun will not be approved. Final ins�allation will be subject to approval and must conform to criteria and drawings prov�ded, as well as to loeal building codes. 13. (f applicabk.Tenant wfll ptov�de a dedicated circuit for the Tenant's signage illumination and coordina�e and udlize Landlord-provided masta swrtchmg relay system for all illuminatcd signage. 14. Srn•ice rear egress/delivery doors to Trnant arcas will have standard identificatio�(Tenant's nartx and addrcss number)designed and installed by the[andlord ai the 7enant's expmx No othcr si}Sning or graphic is permined at the urvice rntrance. I5. Thc signage convaaor musc perform all cutting and patchin�uf existing surfxes where required for inswllatiun of the si�,magc work iacluded hercin.The protedures propostd for the accomplishmem of cutung and patchmg work will be submitttd by tht sign Contractpr to the Landlord for approval.Subm+ss�on to also Include work xhcdule showing start of work,finish date and any other importan�dates wiihin project umeFne. 16. All penetrations of the building shucture requittd for sibm installauun must bc ncaUy sealed in a watM�ght manner. 17. All signs must be individually pm-mounted or,if nnopy mounted,on a rxeway(not w be la�ger than 4'x4')pre- finished to match bu�lding or per individual developmrnt standard. 18. Landlord u ua rcsponsible for cor inc4rred fur replacemene or cons�ruction o(signs tha�do not conform io these vgn gwdclines 19. S�gn company names or stamps musi be eoncealed if permined by code. 20. Publ�c safecy decals on glazs in minimum sizts,subject to the approval of Landtord,may be used,as requircd by bwEdmY codcs or other govemmrnta!regutations. 21 Proh�bned 5ign rcuucrials include,but are not limited to tlx(otlowmg� a. Flashing lights b Animated components c. Vinyl[nm caps on lecterform/sign face or rctum.See note 1 for face macmal 6miucions.Uu of minimal size aluminum retainers or other low profile rcuiners for ldterfomUsi�n face arc encoumged. d. Cabinet signs with illum�nated,translucent bxkground and silhouette letten a Yacuum-formed plutic letters f. Papa,cardboar4 suckers,w decals applicd to or Iocated behied the siorcfrom gtazing g. Sendblasted wood signs in natural wood finish with painced,raised Iaters�r logos h. Advertisin�: placards, banners. pennants, names, irtsignia, irademarks, or o�tier descriptive or promotional material not desibmcd as part of Tenan�'s ov�rall presenta�ion and brand identity may not bc afTixed or maintained on windows,glass fiztures,equipmeN,or anuther area of the storefcont withoW Candlord approval. i. Exposed rxeways, exposed ballast boxes or electrical traasformen. (f roceway is used, i� must be integrated into design of s�gn.Note applies to walt fa�ade and canopy signs. �. Acrylic faced letterforms and sibm cabmet.Only allowed acrylic faced demeoes are day night type whtte lace appears a solid color during the day and illuminatcs white at night. See nWe C fur tnm crp hmi�ations. 287 of 1214 UocuSgn Ernelop�ID 67462811-C84647C`r9543-7E154Ft449F8 EXHtBIT E SHOPPI�G CE�TER RESTRICTIO�S Beat Buy E:dusive Use: Pkase set Bes�Buy Memorandum of�ease recorded September 13,2007,in Boolc ?5423,at Page 764,Gierk of Court,Miami-0atle County,Florida. Best Buy Ratrictive Uses:Please see Best Buy Memorandum of Lease recorded September 13.'_(107.in Book 25923, ai Page?64,Clerk of Court.Miami-Dade County.Florida. Ora�ge Theo�y E:cfusive Use a class-fortna�personal training fitncss studio. Petco Esclusive Use:pet food,pet supplies,live animals,pe�grc�oming,pet training,and veterinary urvices Perco RescritHve Uses: Except as specifically noted,the ground floor(ronting on Sth Street will remain substantially retail in characler and shnll not bc uscd as an auditorium,mee[ing hall,uhool or other plece oC public assembly, telemarketing a call tmur,or dance ha1L for Bingo or similar games of chance(inddental sak of lottery ticke�s is not restricted),or as a massage parlor(therapeutic massage by licensed massage therapist or ofl'ered by a national chain of macsage therapy cmtera is not rcserictedi,��idrn game arcade(a store such as Game Stop�s not restricted), tar wash,car rcpair,night club or adult book or adult video store. Further,the Shopping Centcr shall not be used for thc following: (a)amusement or game room or similar eswblishmen[,including witltout timieation the use of pinball machines,electroncc games or simi{ar apparaws(but an internet cafe or other similar opzration which allows computrr y�ame use shall�t be ratrictedl;(bl sale of tires,batteries or autumobile acceswries(bw this shall noi rescrict an opera+ion similar ro Advanec Auto); (t)paint ehop or garagc (whtther For body or meehanical rcpair).or for�hc Gispens�ng uf petmleum products;(d)carwash nr similar Caciliry;(e}funeral home;(�laundromat or dry cicanmg operation(but a pick-up drop off dry cleaning facitity,such as thou operated by Dryclean USA is not resaic�edl;(y{) Cingo,games ofctsartce(sale of bttny ticke�s is no:rcseric�ed),billiard room or pool parlor excep�such bitliard room ot puul parlor use shall be permiued on other than�he ground floor, Pronting S�h Street);(h)6owling aUcy(excepc such use shall be permined on other than the ground Ooor,frontiog Sth Street):(i)car,boat(othrr than sale and display in connection with an operatwn such as Wes� Marine�, truck or mutorcyele sales, display. leasing or repair; (j) natatoriums(except such�ue shall be permittcd on other than the ground ftoor,fronting Sfi Strett);(k)ulGse;tiice stora�e facdrt+;(1)skaunY rink(czcept sach use shall be permitted on other than the gn und ftoor,fronting Sth Stre�t1: {m)crematonum;(n)blaster ug or other gartx arena(exccpt such uses shall be permrtted on othe�than the graund floar fronhng Sth Strec�); (o)nightclub or discotheque or bar,wi�h ur wnhout the urvice of alcolwl�c beverages (exduding a bar that is part oF an operauon wh�ch�s pnmanly a resiaurant};�P)head shop,massage parlor,adult book store or any other storc mvolvcd in the snlc,distnbutwn,Ipse or exhibiuon of pomographic materials,ar any o�hcr business rcstricted by law to"adults"only;(q)conducimg an auction.fire sale or Gqwdauon sale or"second hand" storc;tr)Ilea markei or surplus score:or(s)movie cheaier,heahh spa or gymnasntm(d R is on the ground floor, fronting on Sth Streeq,or traimn�educanonal fanlny(unless d�rectly related to any tenant's retad use). First Art+endmcnt to Least clatcd February 28,20?2: from and aRer the EfiecU��e Date,Parngraph 1! of the lease shall be amended as fullows: (a}Notwithstand�ng anything m Parograph I I of the Lease to the contruy,thc term"substant�alty reu�l m nature`is hereby cfanfied io mean. for purposes of the Lwse, uses ihat arc cons�stent wuh thou Cound ia first-class rctad shopping ccnters�n the Souih Flonda area,such az the following,whkh shall be deemed to be"subs�antially rctad m nature" and permuted on ihe�ound tloor of the Shopping Center,fronung on Sth Strcet Qn add�uon�o any other location in the Shoppmg Centtt) (�)personal serv�ces,such as salons,barbers,nail salons,spas(mcludmg health and med spasl,pick up drop-off dry cicamng,apromttnc scrv�ces arui massage[herapy operauons tnon-erouc);(�i)rctn�l offices,such as those offenng ensurance and real estate servwcs,bankmg,mvestments,and othrr finanaal services, a�d tax preparat�on serv�ces. 1��) bou��que fitncss and health clubs, such as chose of7enng yoga, Pdates, boxmg. rowing,high intensiry mten•al trammg,and barte exerc+se;(tv}pfes aod restaurants,mctudmg a so-called"sports bar"or other food user wh�ch mcorporates enterwmment elements,such as showmg sportmg avents and/or movus, and oEfaing games for childrrn and/or adults, including pinbal�,billiards,bowtiog lso long as no bowling arca is locatcd adjacent m the Premises),and elcc[ronic videa and computer gamcs;(v)first-class otTice or co-working spacc, (vi)�showroom for luxury-brond automobiles isuch as Tesla,Land Rover,Ferran,Jaguar.Lamborghmi,Maseroti. lexus.Audi,BMW.Acura,Porsche,Volvo,Infiniti.Mercedes Brnz,or Cadiltacl,and�he d�splay and/or retail satc of luxury-b�nd aummobile acccssones,(vi�)a movie theatcr;ancl(viii)a first-class wine b•rr bnd/or tashng room. (b}The fotlowing restncted uses aro hett}�added io those t�s�ed m Paragraph 1 I(b) (i1 an otLtrack bc'tieg busines�; (ii1 residential use or hotel or other lodg�ng fnciGucs{exrept such use shall be pertnined on oehcr than the ground floor fronting on Sth Street►;ihil�1�a marka;(rv�check cashmg or pay day loan faeitiry;{�•)pawn shop:(��il smoke sfwp or manjuana d�spansary: (v�4 hookah luunge; w (vw} a church, temple, synagogue or ahcr plxe of wonhip. Subsections(o)anJ(s)of Paragraph I( are hertby artxnded by addmg t':e following parentheucat to ihe end of each: "(exccpt such uxs shall 6e pertnarcd on other than the ground ttoor, fronting on Sth S�r«t1." Subuccwn(q1 of Paragraph u is hereby amended by adding thc fotlow��g parcn�het�cal at thc cnd thereof:"(but a first-class second- hand store,such as,by v:ay oCexample only,Tuesday Mornmg and Play i�Again 5am,is not rescnaed)." PuWi� ExtlusFve Use: Please see Pubhx Mzmorandum of Lesse recorded September 13,3007.in Book?5923.at Page 73y.Cterk of Court,M�amrDade Couray,Flonda. Po�lix Restricteve Uses:Pleau see Pub4x Memorandum of Lease recurded September 13.?007,in Book 25923,at Pagc 739.Clcrk of Court,Miam�-dade County,Flonda. Ross Exelusive Use: (or the Off P�ice Sale(as hereinaRer defined)of apparel mcrchandise For purposes of this Seetiun I 5.3,"O(F Pnee Sale"shall mean the rctail sale of inerchandiu on an everyday bas�s at prices reduced from 288 of 1214 OauSpnEnvN�e10 67�82811-C640-4�CS9543-7E/54f1/49FB those charged by full pnce rctadcrs.such as full price department s�orcs;prov�ded,however,this defimnon shall noc prohibii sales e�eots by a raailM a�a price discountcd(rom that retaitcr's e�ery day pnce (As of the EI'Fectrvc Daie, examples of Off Price Sale retailers include such retailcrs as T.1. Maxx, Marshall's, A.J. Wnght, Fallas Paredes. Nordstrom Rack. Goody's, Factory ?U, Burlington Coat. S�emmart. Beall's Oude� or us alliliates and Filene's Basement). Ross Restrictive Uses:no part of�he fnurth(4th)rc�ail floor("Recail Level 4")of the 5lwppmg Center shall be used for office{exeep�as incidental to a rcuil use)or residential purposes or as a theater,audrtonum.meetmg hall,school, church or othcr place of public asumbly(except a reading or media room mctdental to a perm�tted reta�l uxl, flea maricet, gymnasium, veterinary smices,ovemight seay pa facditia, health club,dance hall,billiard or poo� hall massagc parlor,video game arcade,bowling alley,skaun�nnk,car wash,facd�ty for the sale,d�splay,leasmg or rcpa�r of motor veh�cics,mght dub,adult products,adul�books or adult audio v�dto products(whtth arc defincd u stom m which at leut ten percrn�(10°0)of the inventory is not available for sale or rrntal to children under the age of ma�ority in ihe s�ace in which the Store�s located because such inventory eaplicitly deats with or depxts human sexuality). tiotwiehscanding the foregoing,such uses shall be pemiined a�Undlord's option oa RdaB Levet 4�f the entrance to the spacc bemg so used i:noe from Parkmg Level 4A o(ihe Parkmg Swcture,as shown on the Site Plan.No ATM or similar machine shall be permrtted in front of the Storcfront ur on thc Store watl;howrver Laadlord may place an ATM in the vestibu�a Nu d�uount department s�orc operating in a rraancr similar to the manner in which a Family Dollar store�s operated as of the Effective Date of�he Leasc shall be prnnhted,however it is iatended that diuount departmrnt store for purposes of this Lease shall not include OfT Pricc Department Storcs, oude[ storcs or suxes ofTenng hems(or sale at a singlc price point,or multiples thereof,such�s a typical"dollar"stora Further,no restouraN or other"High Intcnsiry Parking User"(es hcreinafter dcfined)shall be pertniued m thn Shopping Center�f it has an entrnnce on Parking Level 4A,unless it is incidental�o a permittcd rctail use.A"High Intrns�ry Parking User"is a tenant or occupant whose use rcquires morc than five(Sl parkin�spaces per one thousand(I,000)square feet of Ltasable Floor Arca in accordance with govemmental rcgulations.The foregoing use resvictions ace rckrted to herein as ehe Ross Prohibited Uses. Funher.none of the"Prohibned Uses"descnbed on Exhibit D shall be permined m�he Shoppmg Center(Exh�b�t D hsis the use resmcnons m the(ollowmg leases:Stapla,Bes�Buy,Publiz.Petco.Vi�amm Shoppe and Tl Maxx]. TJ 11a:x E:clu�ire Use: Pleau ste TI Maacx Mcmorandum af Leasc recorded Apnl 10.2014,in Book 29103,a� Page 1678.Clerk of Court,Miami-Dade County.Flonda TJ�1axz Restrictive Uses: Pltare see Tl Maxx Memorandum of Leau rccorded Apnl !0.2014,in Book?9103.at Page 1678,Clerk of Caun,Miami-Dade County,Florida. Total Wine E:elusive Use:both(i)the use of 6reater than one hundred(l00�squarc feet for thc sale of bevmges with an alcohol contrnt greater than eighteen percrnt(18°.1,or any other rlcoholic bevetaga that can be rcasonably described as"spiriii'fo�uR•premises consumptiun;and(ii)the Yrneranon of greater than twrn�y percrnt(20°0)of gross sales from the sale of wine andlor b�e:for otT-premises consumption. Vitamia S6oppe E:clusive Ux: Please sce�/itamm Shoppe Memorandum of lease recorded May 26.2009,ir Book 26878.at Page 3543,Clak o(Court.Miami•Dade County.Flonda. Vihmin Sboppe Restrictive Uxs: (a� amuscmrnt or gamc room or similar establishmmt, includ�ng wuhout Iimilation thc use of pinball machines,clxtronic games or similar apparatus(but an intemet cafe or other sim�lar operation which allows computcr game use sha�l no�be restricted),(b)sale of tircs,battrries or awomobile accasaies (but this shall noi restnct an operation sim�lar�o Advance Auto); (c} paint shop or garagc(whether Cor body ot mechanicul rrpair),or for the dispensing of petrolcum produc�s;(d)carwash ot simitar facility;(e)funen!lame;(n iaundrorrut ur dry cleanmg operahon(but a pick-up drop olTdry cleaning facility,such as those opa-a�ed by Dryclean USA is not ratrictedi:f gl 6mgo,games of chance�sale of loucry tickets is not resvicted)or,i!ii is on the ground tloor,fronting on Sth Strca,billiard room or pool parlor►;(h)bowling alley(if it�s on the growd flooc,froming on 5'"$treet);(i)car,boat(other than sale and display in conncction with an operation such as Wcst Marine),truck or motorcycle sales,display,leasing or rcpair;(j)na�atoriums(ifon chc ground Roor Gonting Sth S�reeq;(k)sclf-urvicc storege facilrty;(I)skating rinlc(if it is oe thc ground ftoor.fron�ing on Sth Stmt);(m)crcmatorium;(n)bluter ta� or other�ame arcna(i!it is on the ground floor,fron�ing on Sth Streeti;(o)nightclub or discotheque or bu,whh or without the serv�ce of alcoholic beverages(excluding a bar tha�is part of an operation whkh is pnmarily a restauranq; Ipl head shop,rtmssage parfor,adult book storc or any other s[ore involvcd in the sale,diuribution,lease or exhib�tion of pomobmaph�c materials,or any other busintss mtncted by law to"ad�lts"only:(q)conducting an aucuon,firc sale w liquidation sale or"second hand"storr,(r)flra market or surplus siorc:(s)movie theater,health spa(if it is on che ground(loor,fronting on Sth$ved),or training/cducational facility(unless dircctly rclated to any tenant's rcnil use), (t)intrntionalty delMed;(u)any mobile homc park,tniler court,labor camp,or junkyard;(v)�y dumping,disposin�, incinera[ion, or rcducuon of garbagc (exclusrve of�ro�h conta�ners located near the rear of any bwlding); (w) mtennortally deltied: (zl any Iiving quacters.sleepmg apartments,or lodging rooms:(Y1 intcntionally deleted:(z) intenlionally dek�ed;(aa)any unlawfu!use,(bbl any pawn shup,gun shop,or tattau parlor;(cc)any church or other place of rcli�ious wonhip.(ddl any camival,amustmcnt park or circus:(ee1 intentionally delaed;and(ffl hcnel moeel. First Amendmen�to Lease da�ed pecember 31,2018: The Lease is hcreby amended by adding the followtaY langua�e to the end of Section 41(Bl:NolwitAsunding anything in this Section 41 (Bl�o the contrary,the foU�wie�{uses shall nut be pruhibited in the Shopping Centtt:a day spa, beaury sabn and/or any other operation ofTenng cosmeuc,rclaxation,�nd beaury treatments and services;an operacion ofTering eherapeuiic aod/or rclaxa�ion massages,strach�ng and other s�milar veatments and urvica;a fitness andlor exercise studio;a firsttlass nigfitclub,bu or sporu baz,evrn if a food-service or rataunnt component�s cat the pnmary aspecl of the opention:and a sparts bar or other similar operation which may include acuviues and games for patrons,such as bowling,bilhards and elecvonic games. 289 of 1214 DocuSgn Ernebpe ID 67482811�640-17C�9St37E154Ft<49F8 Thc Lease is hereLy amended by adding che followmg language�o the end of Secuon 41(Cl'Notwithswnding anythmg in inis Sacion AI(Cl of the Leau to the con�rory,in no event may chc Premises be used as a"dollar"store or similar diuoum vanety storc;for ihe sale of�•ape prns,electronic ngarates,and/or otha electronic nicotine delivcry sys�ems; for the sale of manjuana(medical ar o�herwisel:or for any o�her rcuil uu rw[commonly found in first-cluss shopping centcrs. 290 of 1214 DocuSgnErnebpelD 674828t1�640�17Cr95a3-7E�54Ft449f8 ECH[BIT F FOR�i OF GUAR4�TY UF LEASE GU�RA�TY OF LE,�SE The undersigned Travis Winstoa,Jonat6an LuEauy and yta�ali M1tartins,AIDert fan Behar and P�tricia Behar,�uindy and severally,herein called Guarantors,hereby unconditionally and irrc�ocably guarantces to landlord (a)[he due a�ui punctual payment in full(and not merety thc collectability)of all Etrnt,Percentage Rent,and all other amounis due and payable by Tenam under the Lease dated!Jovember ,Z023,by and be�wren Fiftb 6c Alton (EDEhSh LLC as Landlurd and MB P�del LLC as Tenant;and(b)the tull and faithful perfortnance and observarxe of all terms,co��enants,and condittons cuntained in said Lease[o be perCormed or observed by Tenant(coUectively, eht"Guaranited Obliga�iorts"),subject io the terms set forth hercirt. If morc than one person or entiry cortstitutes ihe Guarantor,the liability nfall such person or rntitics under this Guaranty shall bcjoint and several in aU respects. Notwithswndfng anythmg herein to the convary,the rotal Iiabiliry of the Guarantors shall no�exceed the toul of:(i)the outstanding and unpaid Rent under the Leau�hrough the date thc Tena�t surrenders legal possession of t�e Premises co Landlord,ptus(n)a sum equal to twelvc(12)monchs' Rrnt under tlx Leau at the nte in cffcct at the time La�locd is aAle to rccover undtr this Guaranty ior if the L.tase has expired or been terminated�he nte in effxt immediately pnor�o its expiraiion or tertnina�ionl,and plus(iii)reasonable cosLs incurred by Landlord in recovering under this Guaranty Guaran�ors ezptessly agree that Landtord may.in its sole and absolute discretion,without nouce�o or further consent of Guarantors and w�thout in any way releasin�, affecNng, or impairing the obligations and liabilities oC Guarantors hereunder{a) wai��e compliance with any of ihe terms of the Lease;(b)modify,amend,or change any provisions of the Lease by agreement between Tenam and Landlord:(c)gran�extensioes or rcnewals of the Lease and/or cfPect any rclease,tompromise,or utdemm�in connection therewi[h:(d�assign w otherw�st transCer all or part of its inrcrest in the Prcmises,or ihis Guaranty or any interest there�n or herein;and(e}consent to an assi�nment, subletung, conveyance, w ottttt Ira�sftt of aU or any pan of�he intercs� of Tenan� in the Lease. Guarantors acknowledge that tlxy are rtwtcrialiy benefitted by the Lease and che undMaking by Guarantoa to execute aad deliver this Guarantv is a material inducement to Land(ord to enter into the Lrese. This Gwvanty,and all of the tams hereo(,shall be bmding on Guaranton and the successors,assigns,and legal repreuntauves oCGuarantors Guaraotnrs do no�reqwre and hereby waives all notices ofTenam's nonpayment, ncmperformance,or nonobservance of�he co�enams,�ertns,and condi4ons of the Lease. Guarantors hereby expressly waivt all notices anC derttands otherwue rcqwrcd by I•rw which Guarantors may lawfully wa�ve. Insofar as the payment by Tenant of any sums of money to Landlord is involved,this Guara�ty shalt rerr�in in fuU Porce and e(Tec�unnl paymem m fuU to Landlord of all sums payable under ehe Leue. Guaraators waive any rigAt to requirc that Landlord brmg any legal act�on agamst Tenant Deforc,simultaneousfy with,ur afler enforcmg us nghts and remedKs hereunder agamst Guaramors Landlord shall not be required�o make any demand on Terwnt, appfy any secunly deposrt bem�held by Landlord oa behalf of Trnant or any other credit in favor of Tenant,ot otherw�st pursue or exhaust rts remed�ee ageuut Tcnani before,s�multancously with,or atler rnfomng us nghts and rcmedies hereunder agmnst Guarantors Nnther Guanntors'obligauon ta make payment in accordance with the terms of the Guaranty nor any rcmedy for the enforcement thereoPshal!be�mpaired,modifled,released,limitcd,or afFccted in any way by any�mpairment,modi ficanon,release,or hmuauon o(the tiabiliry of Tenant or its estate in bankruptcy, resulting from(a)the operauon o(any present or futurc prov�s�on of[he Bankruptcy Code of the United Swtcs or from the dension o(any court interprcung thc same; (h) the rc�ecuan, or disatfrmanee, of the Lease in any such proceedmgs;or(c)the assumpuun and ass�gnment or transfer of the Lcase by Trnant or Tenant's bankruptcy trustee. Guaranmrs represtnl and wamnt that this Guaranry has bern duly authorized by all necessary eorporatc ution on Goarantors' part, has been duly executed and dcl�vercd by a duly authorized officer, and constitutas Guarantors'vand aod legally birulmg agrerment separa�e and apart from the Lwse in accordance with its terms 1'he Iiabilities ofGuarantors are coextrnsrve wrth that ofTenant and alw�oiot�nd several,and legal actiun may be brouyhc ay,ainst Guarantors and carricd to fina(�udgmrnt cuhcr with ut wnhout tnaking Tcnant a party thercto. Until thc Guarantted Obliy,3uons under the Ley,e are(ully perforn+ed,Guarentors(a)waive any rights that Guarantors may have agains�Tmant by reawn oPany one or morc payments or acts m comp6ance wtth the ob6gauons of Guarantors under�h�s Guaranty;and(b)subordinates any Iiabdity of mdebtedness of 7enant held by Guaranlors to Ihe obl�gations of Tmaa�o Landlord under its Lwse. Guarantors wa��e the benefit ofany statute oflimuatror�s af(ecting Guaranton'lia6ility under this Guazanty. This Guar�nty shaU be governed by and constnxd m accordance wrth the Iaws of thc State in wh�ch the Prcmises rncumbered by the Leaze chall ex�st G�aran�ors hcre6y coctsent to the jurisdiction of any competent court within said Sace and in Landlord's d�screuon, mcfudiog. w�thow I�m�Wuon, Federal courts uf the United Sta[es, Guaranturs hereby waive trial by�ury in any xtton brought on or wuh respect to this Guaranty. Guarantors a�eC to pay all cosu and expcnses mcurrcd by landlard �n enforcmg �h�s Guaronty, mcludin�;, without Gmiwuon, all lcgal fea and d�sburumcnts. W ithin fiRcen(I S)busmess days afler each requesi by La�lord is received by Guanntors.Guarantors shall deliver estoppel ctrnfitates to Landlord("Estoppel Cert�ficate`}cernfying in writmg that this Guaranty rcmains in full force and effece and such other maners as rcasonably requested by tandford. Each Estoppet Certificate shall be madt in(avor of Larullord,any mongagce,any ass��ee,any purchaser or any oeher person spetificd by Landlord. Guarantors rcprexnt and warrant as to themselves and, if applicab{e, their sharcholders, partners and members that none of them,nor eny oPtheu shareholders.partners or membets,is listed in Executive Order 13224- Blocku�g Property and Prohibiung Transactions with Persons Who Commit, Threaten to Commi� or Suppon 291 of 1214 �ou,s�e�bve ro s�aaaB�,tsao�.�csssa�.�e,saF�aasFe Terronsm,�s amended("Exccwive Order I 32?4"),and none of them has any prcunt,actuai knowlcdgc that any other persons or entities holding any legal or beneficial interest whatsoevtr in each are included in,owned by,controlled by.knowingly acting for or on behalf of,knowingty pro�iding assistance,support,sponsorship,or smices of any kind to,or otherwise knowingly issoctated with any of the persaas or rntities referred lo or dcsenbed in Execuuve Order {3224,or other banna!or 6lockcd person,en�ity,natan,or irrnsaction pursuan�to any law,orde�, rulc or tegulation that�s enforctd or administered by the O(Tice of Foreign Assets Control Any breach of the forcgo�ng represencauons and warranues sha(t consutute an n�ent of dcfault by Guaranrors and shall bc covercd by the indcmniry pro.�isions of�he Lease. (N WITNESS WHEREOF,the undersigned has signed this Guaranty u oF . _ , ?0?3. CUARANTOR: Travis Wiaston (Hnme�Iddrrssf ___-- _ _ .—....-.— (Nome Rddnu/ [Phonr Ne�mberJ GUARANTOR: Jooathan Lu�auy (Home Rddress/ (Hort�e.�ddress/ (Phona N��ber/ (Srgnarure Paga ro Fo!lo»•J 292 of 1214 DocuSgnEtw�lopelD 6T4H2811�C64447CS9543-7E1$4F1449F8 GU.4RA\TOR: ,h1��ali rlartim /Home;id4ressJ (Hom�AdAressJ fPhone Number) GUARA\TUR: Albert lan Be6�r [Nome.address f (Nower,4ddrettf /Phone.Nnmberf GUARA�TOR Patricia BeAar fHomt AJdrrssf /Home.addnss/ [Phone:h'nnrber/ 293 of 1214 DocuSq�n ErnebpelD 674828tt�C640-47G5-95t3-�Et54Ft449F8 EXEMPTION OF WAGES FRO:N GARN1SH�fEVT IF YOU PROVIDE MORE THAN ONE-HALF OF THE SUPPORT FOR A CHILD OR OTHER DEPENDENT, ALL OR PART OF YOUR INCOME IS EXEMPT FROM GARN[SHMENT UNDER FLORIDA LAW. YOU CAN WAIVE THIS PROTECTION ONLY BY SIGNING TH1S DOCUMENT. BY SIGNING BELOW, YOU AGREE T'O WAIVE THE PROTECTION FROM GARNISHMENT. GUARANTOR: Travis Winston (.4ddressJ (Address) [Phone A`umberJ Datc Signed: ___-_- _ - -— GUARANTOR: Jonathan Lugassy (.dddressf [Address/ [Phone.NumberJ Date Signed: _ /Signalure Pagc to Continue/ 294 of 1214 OacuS�Envebpeip 6746281t-C640-47C5�9543�7E154Ft449FB GUARANTOR: Magali Martins [.addressJ [AddressJ (Phone NtrmberJ Date Signed: _____ GUARANTOR: Albert Ian Beha: (.�I ddressJ [.4ddressJ (Phone NumberJ Date Signed: GUARANTOR: Patrici�Behar (.-I ddress) (.-lddressJ [Phone NumberJ Date Signed: __ 295 of 1214 DocuS�ry�E�vebixl0 67482811C6aGa7Gr95a3-7E154F1449F8 EXIi161T G RULES AYD REGULATIO\S The Collowing rules and regula�wns Iwve yeen formulated for the safety and we�l•bemg of aU trnants of the Shopping Cen[tt. Strict adherence to thesx rules and rrgula�ions is necessary to guaren[ee ttwi every trnant wiil enjoy a safe and undisturbed occupancy of its premises. Any violation of thesc rules and regula�ions by Tenant will const�wte a de(au�[by Tenant under the Leax Landlord may, upon rcquest of any�enant, waire ihe comp�iance by such tenant of any of the ru{es and regulauuns,provided that(i)no waiver will be ef7ective unless signed by Landiord or Landlord's authorized agrnt, (�i)any such warver will no�rclieve s�ch tenant from the obligation to comply with such rule or regulahon in the future unless otherwise agreed to by landlord,(iii)no waiver gramed tu any tenant will rclieve any other tenanc Crom chc obligation o(cumplying with these rules and regulanons,and(iv}any such waiver by Landlord will noi rclizve Tenanc from any liabiliiy�o Landlord for any loss or dam�ge occazioned az a result of Tenant's failure to comply with any rule or rcgulation. L Throughou�che Tertn,Tenant covenants and agrces w: (al keep the Premises(including wilhout limitation the intenor and exteriur portions uf a�l windows,dcw�s,all other glass,the storc f�ont and thc walkways immedia�ely in fron�of and adjommg thc Prcmises) in a neat, dean and sanitary condiqon(including, subjectlo any necessary approvals of Landlord and the oiher roquirements of this Lease,atl painung and decora�ind necessazy to maintain a cloan and sightly appcarance3, free from(itter,food,grease,oil or o�her stains,srrow and ice,vermin aad escaping ofTrnsivc odors; (b) rcplace prompdy any cracked or broken glass of the Prcmises(including u�ithoW limitation all windows and dWnl with glass of likc color,kind and quality; (t) not use any equipment,machinery or advMising mcdium which may be hcard outsidc the Premises,nor otherw�se create or mamtain,or allow others�o crcate or mamtain,any nuisanccs,including loud noises. sound efTects,vibrations,ofPensive odors and smoke or dust in or about,or emanating from,the P:emises; (d) not use the plumbmg fac�liues for any purpox other than that for which they were constructed: (e) no�operate iu business in a manner which �s commonly knuwn as a"d�scount housc", "wholesale house","cut-rate siore'�,"outlet store"or"oIT-price store",and not cunduct any"fire s•rle","going ou�of businas sale","bankruptcy uIe"or auction within the Premisa; 1� heat and air condrtwn the Prcrtuses wi�hout draar�ng frun� the sys�ems heaung and a�r condi�ioning the common or public areac of the Shopping Center; (gl not usc or pernut the ase oC any port�on of the Prermses as sleepmg apartments,lody,�ng rooms or for any unlawful purpose or purposes: �h} keep the display uindows m tAe Prcmiscs, and the Prcmises, well lighted durmg thc Tenant's Minimum Operaung Nours and such other hours as are specified by LandlorQ and pay for�II light bulbs installcd or replaced in the Premixs; (i) noi maintain or allow to be mainwined aay excess�vely bnght. changmg. Oashmg or flickcring lights or s�milar devices,visiblc from the exteriur of the Prcmises; �1 not solicit business in the comrtwn ur public areas of thc Shoppmg Cmter,ra�d�slnbute ot display any handbiUs or other advertising matters or devices in such eommon or public areas: (k) coaduct i�s businas m all resperts(includmg the sale,distribution,display or offering for sale o(any ium)in a dign�fied manner m accordance with store opera�ions coruis�ent wuh the qualiry and operation of thc Shopping Center,as determ�ned by Landlord; (b na�rtceive or ship articles of any kind oucside the designaud!oading area�or the Premises or o�her than during the desibmated loading times; (m) kecp any garbage,tnsh,rubbish or other refuse in rat-proof coatainers wi�hin the mtenur uf ihe Premisei:deposit da�ly such garbagc,trash,rubbish and refuu in receptades designated by Landlord;enclose and shield such recepeacles in a manner appro�ed hy I.andlord;and re�ularly inspec�the sidewalks and other areas adjacrnt co the Premises and remove all garbage.hash and rubbish therefrom:and na permrt the burning of any rubbish or garbage in or about the Shoppmg Center; (n) no� cmploy any of Landlord's employees Cor any putposc whatwever,or request such employees to do anything outside o!their rcgular duties,without Laodlord's prior writtm coment; (o) not sell,display or offer for sale any roach clip,water pipe,bong,coke spoon,cigarette papers,hypodertnic synnge or othe�panphernalia which in Landlord's opinion are commonly used in connection with dlegal druy,s, or any pomogrephic, lewd, su�estive or "adult" newspaper, 600k, magazine, film, picture or merchandise of a�y kind; 296 of 1214 DocuSgn Ernebpe ID 6748281 tC64P47CS95�9-7E754F14t9F8 (p) comply with all rcasonable rulcs adopted by Landlord w'ith respec�to storefront windows and displays; (q) prov�de adequate Gghiing and securiry for Teoant's employces,agents,licensees,invitees. assignees,subtrnants,concessionaim,customers,clients,family members or guests: (rl no�obswct or rncumber any sidcwalks,cntrances,passages,courts,elevators,vestibules, stairways,corTidors,halls or any other part oC�he Shoppiny�Cen�er; (s) not permit any awnmgs, signs, placards and the likc, or any projections o(nny kind whatsoevcr to be attachcd to the outsidc wa�ls of the Premisa or a�xed to the windows thercof without the prior wriuen consent of Landlord,nor ttecc or maintain any bamcade or scaffolding; (�) not permi� any drapes, blinds, shadcs ur screens to be auached to. hung in or used in connection wdh any wmdow ur door rclating to che Prcmises,wiihou�the prior wriuen consen�of tandlord; (u) not permit any showcases,mats or othcr anicles 10 be placcd or alfowcd to rcmein in front in the proximity o(or affixed lo any part of�he exterior of rhe Prcmises; (v) not permit or cncourege any loi�ering in or aboui the Premius; (w) not use the roof of the Premises; (x) not instal!burglar bars in or to the Premius without Landlord's prior approval; (y) if requstcd to do so by Landlord,install a locking system cnmpatiblc with the locking sys�em being used by Landlord at the Shopping Center: (z) nw permit or encourage any canvassing,soliciting,peddlmg or demonstrrting in or about �he Premises or Common Areas; (aa) no� inswlt or permn the inswllauon of any winng for any purpose on the cxtcrior oC the Premises; �bb) recewe and delivtt goods and merchandise only in the manner,at such umes,and in such areas as may be designated by Landlord;and (cc) maintain the Premises in a sanitary condition and Gee of pets,animals,insects,rodents, �ermnts,vermm and othcr pests. 2. Tenant atknowledges that i� is Landlord's intrntion thal the Shopping Center 6e operated in a manner which is consistent with the highest swndaras of cleanliness,decrncy and morals in ihe community which it sen�cs. Towazd �hat rnd,Trnant will not sell.diuribute, display or oPfer for sale any item or urvice which, m Landlord's judgment,is inconsistent with the qualicy of operation oi thc Shopping Ccnter or may tend to impose or detract from the moral character or image o(the Shopp�ng Center. 3. Landlord may, from time to ume,designate portions oF ehe parking areas for use by 7enant, its employees,agents,customers and guests so as to c(Tatively and efficiently alluca�e�fie parking spaces among all users of the Shupping Center. Tenant,its employees,agents,customers and guests will use only those portions of the parking arcas so designated by La�dlord. Tennnt will submii�o Landlord a lis�uf Tenant's cmpfoyoas and the licenu numbcr of any vehicle of Tenant or Tenant's employtts�+ithin five(5)days afler Landlord's request therefor,and thercaRer submit to Landlord Noticts updatin�the information provided whhin five(5)days oCany change thereto. Landlord will have the nght to tow at Tenant's exprnse any�ehide parked in violation of such parkinb rcstriction. 4. Tmant must comply with all mandatory energy conservation controls and rcquirements applicable to ehe Shopping Center thae are imposed or instiwted Sy the federal,sta�e,or counry governments,inctuding,wtthout limiwtiun,controls on the permiaed range of tempm�urc settings. Compliancr with such conirols or requiremenes will not be considercd an e.•iction,actual or constructive,of thc Tenant from tht Premises and will not entitk Teoant to an abatemen�of any rent payable hereunder. 5. Tenan�will not place on any floor a load excecding the(loor load per squarc foot which such flour was designed to carry. Landlo�d wil!have the ngh�io prescnbe the we�ghi and position of safes and other heavy equipmrnt and fixtures,which,i(cortsidercd necessary by Landlocd,will be installed�n such manner as Landlurd directs in order to dis�n6ute their weight adequarely. Landford will have thc right at Trnant's ex{xnse to repair any and all damage or injury to the Premiscs or the Shopping Crnctt cauud by moving the Shopping Center o(Tenant into or out of the Premises,or due to che same being in or upon ihe Prcmises,or to require Tcnant to do the same. No furniture,equipment or other bulky matter of any dcscription will bc rcceived into tAe Shopping Centet except as appruved by Landlord,and all such fumrture,equipment and other bulky matter will be ddivered only through the des�gnated delivery rntrance of the Shopping Center. Tenan�agrees�o remove prompdy from the sidewalks adjacrnt to the ShoppinY Center any of Tenant's fumiture,equipmmt w aha material there delivercd or deposned. 6. Tenant will nat inuall ar operete in the Premius any e(cctrically open[ed eqwpmeni or mxhinery chai operata on grcater�han 110 volt power or operaces on I 10 volt power but requires a dedicaicd circui��.nthom firs[obtaining the prior wnttrn consene of Landlord,who may condition such consent upon the paymrnc by Tenant of additional rrnt in compensation fw the cost of any addi�ional wmng o�apparotus that may be aasioned by the 297 of 1214 DocuS��Envebpel0 67d82B11-C640-47C5-9543-7Et5aF1449F8 operauon of such equipment or machinery. Trnant will not install any eqwpmem of any rype or nature that may necessiwte any changes,replacements or addinons co,or m ihe uu of,the wa�er system,hcatmg system,plumbing system,air-conditioning systcm or elatriwl system of the Prcmises or the Shoppmg Center,w�thow first obtaimng the prior wntten consent of Land{ord,which cortunt may be withheld m Landlord's wle and absolute discrNion Machines and eqwpment belonging to Tenant which causc noise or vibra�ion that may be transmitted to the s�ructure of tht Shopping Center or to aoy space therein to such a degree as to be objectwnable to Landlord or m any trn�n�m the Shopping Centtt will be installcd and mainwined by Tenan�,at Tenant's cxpense,on wArauon ehmmators or other devices su�cirnt to rcduce noiu and vibra�ion to a level satisfactory ro Landlord. 298 of 1214 powSign Ernebpe Ip 67482811-C644<7C5-9S13-7E154F1449FB E?CHIBIT H FOR�t OF NON-DISTURBAVCE,A7TORV�1ENT ANp SUBORDIVATIOV AGREE�iB�T SUBORDIVATIUV, NO�DIS7URBA�CE A:�D ATTOR.��IENT ACREE�1EVT NOTICE: THIS SUBORDI\ATIO�, NONDISTURBANCE AtiD ATTORNMENT ACREEME\T RESUL'CS IN YOUR LEASEHOLD ESTATE IN THF PROPERTY BECO�i1NG SUBJECT TO AtiD OF LOWER PRIORITY THAN THE LIEN OF SONE OTHER OR LATER SECURITY INSTR[J1iF\T. DEFINED TERytS Execudon Date: As of( _] Lender&Address: (LENDER NAME] c-o MetLife lnvestment Management. LLC [iNSERT ADDRESS FOR OFFICE O['THE APPROPRIATE REGIONAt BUSMESS TEAMJ Attention: Managing Director Re: [Property Name] Loan tio L_ _J and [LENDER NAMEJ c o MetLife Invcstment Management,LLC (ItiSERT ADDRESS FOR OFFiCE C1F THE APPROPRIATE REGIOtiAL R1-HOUSE COU'�fSELJ Attention: Associate General Couhsc� Re: [PropeRy Namc] Loan No[�_) Tenant&Address: << _� Landlord&.4ddress: f_--- 1 Loan:A first mortgagc loan in thc origmal pnncipal amount of 5[ _____J from Lender ro Landlord tiott:A Promissory Note executed by Landlord to Lender in the amount of the Loan dated as o( _ _� Security Instrument:A[Mortgagc(Deed of Trustj,Security Agreement and Fixturc Filing dated as of 1,executed by Landlord[ta for the benefit of]Lender securing rcpayrtxnt of the Note. The Sccunty Instrument will be rccorded in the records of the County in which the Property is locatcd. Loaa Agreement: A Coan Agreement dated as of( 1 by and between Landlord and Lender Lease aad Leau Datr. The leasc entered mto by Landlord and Tenant datcd as of�_ ] covering the Premises. (Add amendments] Property: [Properry Namej [Strat AddressJ Ci .State,Zi 299 of 1214 DowSgn Enve�cpe Ip 67a82Btt-C640.47C5-9543-TE154Ft449F8 The Property is morc particularly described on hibit A. THIS SUBORDINATION, NOtiDISTURBA\CE AND ATTORN�IEVT AGREEMEVT (this".4greement")is made by and among Tenant,Landlord,and Lender and affects the Property dcscribcd in Exh�brt . Certam tcrnu uscd in this Agreement are defined m the Defined Terms. This Agrccment is entered inro as of the Executio�Date with reference to the followmg facts: A. Landlord and 7enant have entercd into the Lease covenng cenain space in the impro�cments locatcd in and upon the Property(the"Premiscs"). B. Lender has made or is making the Loan to Landlord evidenced by�he Note. The Note is secured,among other documents,by the Secunry Instrument. C. Landlord.Tenant and Lender all wish to subordinate the Leasc to the lien of the Sccuriry tnstrument. D. Tenaot has rcqucsted that Lcndcr agrec not to disturb Tenant's nghts in the Premises punuant to the Lease in the event Cender forecloses the Secunry Instrument. [or acquires the Prope�ty pursuant to the powtt of sale containcd in thc Securiry Instrumcnt�or rcceives a transfcr of the Property by a conveyance in lieu of foreclosure of the Property(collectively,a"Foreclosure Sale")but only if Tenant is not then in default under the Leas� and 7enant attorns to Lender or a th�rd party purchaser at the Foreclosure Sale(a"Foreclosure Purchaser"). NOW THEREFORE,in consideration of the premises and the mutual covenants contained herein,the partics agree as fot ows: Secuon I. Subordinatbn. The Lease and the leasehold atate creatcd by the Lease and all of Trnant's nghts under the Lease are and shall remain subordmate to the Securiry(nstrument and the hcn of the Secunry Instrument, ro all rights of Lender under the Security [nstrument and to all renewals. amendments,modifications and eztensions of the Security Instrument. Section 2. AeknowledQmea►:bv Ttaaat. Tenant agrees that:(a)Trnant has notice�hat the Lease and the rent and all other sums due under the Lease have been or are to be assigned to Lender as secwiry for the Loan;(b)in the evrnt ehat Lender notifies Tenant of a default under the Secunty Instrument and requests Tenant to pay its rent and all other sums due under the Lease to Lender,Tenant shall pay such surtu directly to Lendcr or as Lender may otherwise requcst;(c)Tenant shall send a copy of any nocice or statement under the Leasc to Cender at the same timc Tcnant sends such noticc or statertxnt to Landlord and(d) this Agreement satisfies any condition or rcquircment in the Lease relating to the granting of a nondisturbance agreemcnt. Section 3. Foreclosure and Sale. fn the event of a Foreclosurc Salc, (a) So long as Tenant complies with this Agrecment and is not in default under any of thc provisions of thc Lease.the Lease shall continue in full force and efFect as a direct lease betwecn Lender and Tenant,and Lendcr will not disturb the possession of Tenant,subject to this Agreement. To the extent that thc[.easc is extinguished as a result of a Foreclosure Sale,a new iease shall automatically go into effect upon the same provisio�s as contained in the Lease between Landlord and Tenant,except as set forth in this Agreement, for the unexpired term of the Lease. Tenant agrees to attorn to and accepe Lender as landlord under the Lease and��be bound by and perform all of thc obligations imposed by the Leasc.or, as the case may be,under the new lease,�n the event that the Lease is extinguished by a Foreclosure Sale. Upoa Lcnder's acquisition of title to the Property. Lendcr will perform aU of the obligations imposed on the Landlord by the Lease exccpt as set forth�n this Agreement;provided,however,that Lencler shall not bc:(i)liable for any act o�omission of a prior landlord(including Landlord);or(ii)sub�cct to any offscts ar dcfcnses that Tenant might have agains�any pnor landlord(including Landlord):or(iii)bound by any rent or add�tional rent which Tenant m�ght have paid in advance to any pnor landlord(including Landlord) for a period in excess of one month or by any security clepc,sit.cleaning deposit or other sum that Tenant may have paid in advance to any prior landlord(including Landlord);or(iv)bound by any amendment. mod�ficauon.ass�gnment or tertnination of the L�ase madc withoue the wnttrn consent of Lender;or(v} obligated or liable with respect to any representations,warranties or indemnities contained in the Lease;or (vi) liable to Trnant or any other party for any conFlict between the provisions of the Lease and the provisions of any other lease affecting the Property which is not entered into by Lcnder. (b) Upon thc wntten request of Lcnder after a Forcclosure Sale, thc parties shall execute a lease of thc Prcmises upon the same provis�ons as contained in tht Ccasc betwcen Candlord and Tenant,except as set forth in this Agreement,for the unexpfred tertn of the Lease. 300 of 1214 DowSqn Envebps� 8�48281 t�C64a47CS9543�7E15�F1444F8 (c) Nocwithstandmg any provisions of the Lease to thc contrary, from and after the date that Lender acquires ntle to che Properry as a resuit of a Foreclosure Sale, (i) Lender will not be obligated to expend any mon�es to restore casualty damage in excess of available msurance proceeds;(�i) Tenant shall not have the right to make repain and deduct the cost of such rcpairs from the rent without a judicial determination that Lender is fn default of its obligations under the Leasr, (iii) in no event will Lender be obligated to indemnify Tenant,except where Lcnder is in breach of its obligations under the Lease or where Lender has been actively negligent i�the performance of its obligations as landlord;and (iv)other than determination of fair markct value,no disputes under the Lease shall be subject to azbitration unless[.eader and Tenant agree to submit a particular dispute to arbitration. Section 4. Subordin�tioa aad Release of Purchase Options. Tenant represents that rt has no�ght or option of any naturc to purchase che Property or any portion of the Propeny or any interese in the Landlord. To the extent Tenant has ur acquircs any such nght or option,these nghts or options arc acknowledged to bc sub�cet and subordinatc to the Sccunty Instrurrxnt and arc waived and rcleased as to Lender and any Foreclosure Purchaser. Section 5. Acknowledement bv Landlord. In the event of a default under the Security (nstrument,at the election of Lender, Tenant shall and is directed to pay aU rent and all other sums due under the Lcase to Lender. $ection 6. Construction of lmprovements. Lender shall not have any obligation or incur any liability with respece to the compleeion of tenant improvements for the Premises. Section 7. tiotice. All nouces under this Agreement shall be deemed to have been properly grven ifdelivered by ovemight courier service or maiied by Unrted States c�rtified mail,with retum rece�pt requested,postage prcpaid to the party receivmg the notice at its address set forth in the Defined Temu(or at such other address as shall be given in wnting by such party to the other parties)and shall be deemed complete upon receipt or refusal of delivery. Section 8. Miuellaneous. Lender shall not be subject to any provision of the Lease that is inconsistent with this Agrecment. Nothmg contamed m this Agreement shall be conswcd to derogate from or in any way impair or aPfect the lien or the provisions of the Security Instrument. This Agreement shall be govemed by and construed in accordance with the laws of the State in which thc Property is located. Scction 9. l.iabilitv snd Succeuon and AssiQas. In the cvcnt that Lender acquires cide to the Premises or thc Property.Lender shall have no obligation nor incur any liabiliry in an amount in excess of 53,000,000 and Tenant's recourse against Lender shall in no extent exceed the amount of 53,000.000. This Agreement shall run with the land and shall inure to the benefit of the panies and their respective successors and perm�tted assigns including a Foreclosure Purchaser. If a Foreclosure Purchaser acquires the Property or if Lender assigns or transfers its interest in the Note and Security Instrumen�or the Property, atl obligations and liabilmes of Lender under th�s Agrcemmt sha11 terminate and bc thc rcsponsibd�ty of the Foreclosure Purchaser or other party to whom Lender's interest is assigned or transferred. The interest ofTenant under this Agreement may not be assigned or transferred except in connection with an assignment of its interest in thc Lcase which has been conscnted to by Lender. 5ettion l0. Sanctians Lists. (a) Tenant and Lender hereby represent, warrant and covenant to each other, that eithcr: (i) it is a Regulatcd Enciry(as dcfined below),or (ii) nei[her it nor any person or enuty that d�rectly or ind�rectly has an ownership mcerest io it of twenry-five percent(25°�)or more,is or will be(Ax I)subject co a U.S. comprchensive Sanctions program admmistercd b�� the U.S. Department of Treasury, Office of Fortign Assets Control {"OFAC"),(2) named on OFACs U.$. Specially Designated Nanonals lis�.or(3)named on OFAC's Sectoral Sanctions Ident�ficacions list((I).(2)and(3)collectively the"OFAC Sa�ctions Lists"),(B)named on any other locally rcquircd sancuons lists("Country Lists">,or(C)named on the United Nations Sccunry Council's sanctions list(the"U.N.[,ist"and togethcY with thc OFAC Sancnons Lists and the Country Lists,the"Sanctions Lists"). (b) If, in connection with the Lease, there is one or more guaranton of Tcnant's obligatiuns under the Lease(individually and collect�vely, "Guarantor"),then Tenant furthcr rcpr�scnts, warrants and covenants that either: (i) any such Guarantor is a Regulatcd Entity,or (ii) neither Guarantor nor any person or en�ity that d�rectly or indirectly has an ownership interest in such Guarantor of twrnty-five percent(25°0)or more,is or will be on the 301 of 1214 DowSqr+E�wdopel0 67462B11-C640-47CS95437E�54F1449fB Sanctions Lists. For putposes of this Section,a"Regulated Entitv'shall mean j/1)J a U.S.public company(�ncluding their documented wholly-owned subsidiaries)or any other rntity,including a bank,that�s regulated by tht SEC. FNRA, or Federal Reserve; jSELECT Or�L}".4PPl.ICABLF C.-ITEGOR}"(lES�: (IJ a Federal. S�ate or A(unrnra/gnvernme�ua!�rgei��v of f{te U S or a U.S.pensron plan crea�ed bv a sta7e s�alu/e: (31 a U S domrciled�nsurun�e compnm•regula[ed bv�sln�e rnsurnnce departmenl. ("{I a U S.bank regutated Gv Ihe Comp�ro!!er ojthe l�urrtnc►�, r�)a U.S. court npporrrled lrustee or q U.S. courl appoinred recerver: or(6) o pnvate fund managed bv o L'S regrstered irn•esrmenl advrsor/or us �vhollr-osvned subsid�nn) or u manager regulared bti•[he SEC,provrded that such advrsor or manoger cerufres thv�no urveslor rn!!re fu�id rs on anv Sa�rctrons Lrs�s (tivhrch ce�nficate sha!l 6e subfecl to Landlord�s npproval). or (6) a publrc compam l�aded on a norrC`S public e.rcllvrrge J �NO FURTHER TEXT Oti THIS PAGE) 302 of 1214 Dow$p�+Ertwbp�l0 67482811-C8s0�47CS9543-7Et5sF1449FB IN W7TNE5S WHEREOF,the partics have exccuted th�s Subordination,Nondisturbance and Attornment Agreement as of thc Execution Datc. [T IS RECO�IMEYDED THAT THE PARTIES CONSULT WiTH THEIR ATTORVEYS PRIOR TO THE EXECUTION OF I'HIS SUBORDI\ATIOV,tiONDI3TURBAICE AtiD ATTOR:�IIENT AGREE�IE�T. I.E\DER: [[NSERT LENDER SIGNATURL BLOCK] ACKNOw1EDCME\T [INSERT STATE$PGCIFIC ACKNOWLEDGMENT} '['E\ANT: [TENANT] BY -- - __ --- Name: Tide: ACKNOWLEDC�tE`T [[NSERT STATE SPECIFIC ACKNOWLEDCrMEN'J LA\DLORD: ,LANI3CORD] By: - — Name: Trtle: ACKNOR'LEDGME\T (tNS6RT STATE SPECIFIC ACKNOWLEDGMENT] The undenigned guarrnwr to ihe Lnse hercby consents�o�he forcgom�Subordinaupn.Nond�starbance a�d A«ommenc Agrxment and rea�rtns tlwt thr[Guarattry vf Lease)dated( J rer.�ins in ful!l�rce and effect u of the date of the forcgoing Subordinat�on.Nondisturbance and Attomment Agreement. CUARA\TOR: (GUARANTOR) By. Name: Title: 303 of 1214 OocuS�gn EnvebpelD 5�4828tt-C6a0-a7C�9543-7E154Ft449FB eXHIBIT A Legat Drscnpuon o(Shoppmg Cen�er Lot 1 through t6 in Block 103,ofOCEA;v BEACH FLORIDA.ADDITION NO. 3.according w the plat thcrcofas rccorded in Plat Book 2,Page 81,of thc Public Records of Miami-Dadc County,Fiorida less the South 10 ket of�he Fast 50 fed of Lot 8 and less thc South 10 fcct of�he Wat 50 ket of che East {00 leet of Lo�8 and less the Souch IO feet of Loc 9 in BI«k 104 of Ocean Bcach,less rights of way of record; AND That cenain 20 fiwt wide alley,bounded on the east by the wa�boundary of Lots�through 8.Block 104,Ocean Beach Flonda Addition Nu.3 accordmg w the plat thercotas recorded in Plat Book 2,P�gc 81 of the Public Records of Mwmi-Dade County,Florida;bounded on the u•est by the east line of Lots 9 through 16,of said Block 104;bounded on the nonh by the north line of La t of sa�d Btock 104 projected westerly;and bo�mded on the south by the north Ime of the south 10 feet of(.ot 8 of said Btock 104 projected westerly LESS AND EXCEPT the followingdescribed'bus stop'property: A PORTION OF LOTS I4 THROUGN 16,BLOCK 104,OCEAN BEACH FLORIDA ADDfTtON No 3,ACCORDING TO THE PLAT THEREOF,AS RECORDED IN PLAT BOOK?AT PAGE 81 OF THE PUBLIC RECORDS OF MIAMI•UADE COUNTY. FLORIDA.MORE PARTICUTARLY DESCRIBED AS FOLLOW'S: COMMENCF AT THE N.W.CORNER OF SAID LOT 16;THENCF RUN 50UTH 01 DHGREES 57 MINUTES I I SECONDS EAST. ALONG THE EAST RIGHT OF WAY IINE OF ALTpN ROAD, FOR 25.03 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 46 DFGREES 57 :MINUTES 38 SECONbS EAST FOR 9.19 FEET: THENCE SOUTH 01 DEGR6ES 57 MINUTEs 11 SECONDS EAST, ALONG A UNE PARALLEI wITH AND 6.50 FEET EASTERLY OF. AS MEASURED AT RIGHT ANGLES TO,THE EAST RIGHT OF WAY'LINE OF A(,TON ROAD,FOR 80.60 FEET;THENCE SOUTH 43 DEGREES 02 MINUTES'_2 SECONDS WEST FOR 9.19 FEET,TH6NCE NORTH 01 DEGREES 57 MINUTES I t SECONDS WEST,ALONG THE EAST RIGHT OF WAY LINE OF ALTON ROAp, FOR 93.60 FEET TO THE POIfvT OF BEGINNING: ALL LYING BETWEEN THt HORIZONTAL PLANES OF ELEVATION 3.00 FEET AND ELEVATION I5.67 FEET,NATIONAL GEODETIC VERTICAL DATUM OF 1929. LY[tiG AND BEING IN S�"CTION 0+,TOLVNSHIP 54 SOUTH,RANGE 42 EAST.CfTY OF A iAMI BEACH. MIAMf-DADE COUNTY,FLORIDA. now known as all of Sih and Alwn Condominium,accordin�eo che Declarotion of Condominium thereof rccorded in OR Book 27133, Page 4420,o(the Public Records of Miami-Dade Counry,Florida.as amcnded 304 of 1214 OotuS�gn Ernebp�ID 67482811�644p-07CS95437E154F1444F8 EXHIBIT 1 BROWNFIELD DECLARATION �(��)��U��I�IB'�'��t��N� CFN 201�R016�981 OR !i ?8025 Pfs 3089 - 3099i (firfs) RECORDfU 03J07/�p12 1I�39s<8 Tfas��+errt P�'��d hr IMRVEI' RlNIN� CLERI( OF Cd1RT D�+�W E b�dw,Esa MIAn1-OADE COIMri� FLOR20A P�tlr�n tr+�s,LLP 2 8 BIlC�yM 9Nd.SYltf 2400 Mw+r.P1odtl�.73t7t DECURATION OF RESTRICTNE COVENANT AND SU�RpINAT1pN OF IAC�RTGAGE TO DECLARqT1pN OF RESTRtCTIVE COVENANT VYhereas, the ur,dersipned GRANTOR. AR 8 J SOBE, LLC, together witt� the City of Nliami B88d1 and 5°1 and Aitcn Condotniniirn/ls.9oCi9tion, tit.,Collectively hold tl1e fee s�nple tiYtle to tha land in Miarr�-Dade Ca�nty,Fbrida,desaibed in E�dubit'A".atlached tfereto. and �a4t�called the"PropertY', and Cxantor herein mafces the fdlovvinp OerJaratron of Rsa�ic�ve Covenant caverinp and rumirg with the Property in tavor af M�ertr-Dade Cotr�ty(hareinaP�x'TADC�ad!he pubkc RECRALS A The 8rownfield Site Idertfdicafion Number fw the PropeRy is BF130001001 The feGltty name at the bme ot tftis Dedetebon is 5°i 3 Alton ShOpptrlp Cenler. B The Property was impeded by petroleum can56h�1ts and anenic, es doaer�ented in fhe toHawirp reports that are incaporated by re/erenoe: • &ownhelds Sitas IYo 1 - 5 In Septerriber 2002, a SAR waa suCmitted A Prei�rtenary Srte Assessmant Report("SAFt').dated January 2001,vras cxiginalN submitted to wmmarize �he enworr►�enta+ corxertu aaou the errt;ra 8rownfie�ds Area(Sdes 1 -5). • Brownfields Site No. 1: In Ociober 2001. a SAR Nras submitted, followed by quarterly prar�dwater monitorinq. On Aupust 13, 2007, EE&G submitted a letter�eport proviQng an updated atatus o(goundwater semptinp,wdh a�equest fw Nc Fu:ther Action with Conditions(NFAC) • Browrr� S+te No. 2 In October 20p1, a SAR was wbrtntted, followad by a SAR Addendxn. On Ntay 4, 2007, EEBG sub�tted a leder�eport provi�ing an updated status a4 soil�d groundweter sampfinq end�s►derpround storage tarilc (USn Gosure,with a request for NFAC. On Auyust 13,2007.EE�G s�r►itted a letter{ePort providmg an updated status of so�l and gcwndwater sampling and underground stcrage tank(UST)Gowre,with a raquest for NFAC. Page i ot 1 t Wo�In 27 t�37!2 7 t9l2�)O6� Book28023/Page3089 CFN#20120162981 Page 1 af 11 305 of 1214 Doc�Sg.�Ernebpe 10 67482811-C640-47C�r9543-7E154f1449F8 • &vwnfields Sde No 3 ln Ociobe� 2001 a SAR Hras submitted, followed by a SAR Addendum. On August 14,200', EE8G wbmitted a letter-feport providing an updated status af�roundwater sampl�ng,with a request tor NFAC . Brownfrelds SRe No 4. In January 2002, a SAR was submitted, tollawed by quarterly groundwater morntormg On August 14, 2007, EESG submrtted a letter- report prowding an updated status of sal and gro�x�urater sampling, with a request for NFAC. • Brownlfelds Srte No 5 In September 2002, a SAR was submitted,followed by a SAR Addendum,dated January 2003, an IMerim Saxce Removal Report,dated July 2003, a Limited Remedial Adion Plan, dated Octobet 2003, and a Limited Remedial Adian Pfan Addendum, dated January 2004. EEd�G submitted a Natura/AKenuaGon Monitoring Plan B Cor►dtiona/No Further AcBon summary repor� dated decernber 2005. On August 14, 2007, EEBG submitted a letber- report provi�ng � updated status of soil �d grotndwater sarnpling, with a request tor NFAC.On August 13,2007, EE&G submitted a lener{eport pmvi�� sn updated siatus of groundNrater sampling,with a reguest for NFAC. • Brownfie�ds Sites No. 2, 4 6 5: In April 2007, EEBG wbmitted a Souree Removal Summary Repaf end NFAC Plen. • 9rownlFelds Sites No. t - 5: On February 13, Z008, EEBG submitted a Supplemental Site Assessment and NFAC Report to cort�ehen.aively ad�ress remaining envirorvnenta!concems across a11 five Bro�vrrfields Sdes. • Browrt�re/ds Sdes No. 1 - 5: On July 11, 2008, EEBG s�mitted a letter-re�ort that ad�essed remaining envirorxnental oonoems for all five&ovmTields Sites. • Brown6elds Sites No. 1 - 5: On Septembet 25. 2009, EE&G submitted an Engineering Control Plan ('ECP'j which was approved by the Miami-0ade County Departrnent af Environrt�eMal Resaxces Management (DERM) on December 7.2009. C. The reQorts noted in Reatal B arid which are on file with the Department, as hwoinaft�r defined,set forth the nature and e�e�i ot the contaminatic�n vn the Property- These reports cortfirm that contaminateA soil and�oundwater as de6ned by Chapter 62-785, Florida Administrative Code (F.AC.), exists on the Property. Also, ft�ese repo�ts document that the gro�dwater caMarnination does not e�ctend otf the Property, fhe extertt oi the pround�rater oontamination does not axceed 1/4 acre and the gnwnCwater contamination is not migrating. D. H is the intent d the resVic�ions in Utis Dedaration to reduce or efiminate the risk of e�osure of Uie contaminaMs to the ernirornnent and to users�x c+oa�pants of the Property and to reduce or eliminate the tMeat af migration of tlie cantEuninants. MiAMi 27t�323.2 7198277084 F��91 01 1O Boak28023/Page3090 CFN#20120162981 Page 2 of 11 306 of 1214 Doa,SgnErnebpa� 87462811C64447CS95037Et51f1449F8 E. /�@f�115�CC�8f8�10f1 f123 b@8f1 fECOfd9d if1 1�18�hC fBCOtdS, �WI�tSSUB 8 site Rehab��iwbon CompleLon order witn c«,a�ia,s (tt�s "o�de�. Tt,e GRAN'roR a�essiy eCknowlQdpes ttta� th.5 Order is condrboned on compliance with Utis Declaratio� MOC can unilaterauy revoke the Order tor 9ood cause it tt�e oondtians of fhis Dec�aration or ot the Order are not met aRer wntten noEce to GRANTOR (aru� to arry hdder of fnanan� enambering any porUon d the PropeRy who has prov�ded writtet� notice to N�C that �t hdds sud�financing and requesbng to be prohded such notiCe)and 120 deys within wfiidt to aue(wh�ch 120 brtte frart�e wiU be e�Qended on a day fa day bes�s by any delay attnb�able to the Oepartn�ent or MOC, arb wiN atso be extended while and to the exte�nt aue is bemp difi�ecttly pursued at the expiratio� of sudt 120 day hrrw trame) Add�tiormlly, n the event cancontrBUOns o( petroletun consUtuerrts and arsertic r�crease above the levels epproved in the Order, a if e subsequeM disd�arye ooa�rs at the site,MDC may require sde rohab�htatio�to reduce cor�vac;ons or conmmiriation to n,e �eve+s anowed by tt,e appropriate FOEP n�les. The Order relahng to Brvwnfield Srte IdeMficaUon No BF130001001 witt when issued be on fde wdh M�arrn-0ade Counfy Departrnent o( Permitt�rp. EnvironneM and Repu�ataY Mars.or its sua�sors or assro�u(hero�n relerred�o as the"Department"). F GRANTOR deems n des�rable and�n!he be� mterest of aU present and tuAxe owners ot the Property that�Order be obfansd and that the Praperly be held subject to cartain resbicLa�s mdud�ng enp�neeru�p and �nstrtut� oontro�s wtuch are more partia.daAy hereinafter aet fartli here�n and �so Ihoss set tath n the ECP whic�h was aPProved bY the DepnrtrneM o1 Envkorxrrent� Resources Manageme�on December 7,2009 and is incaporated�n ths Dedarabon by roference NOW, THEREFORE b mduce fhe MDC to�ssue tt�e Order ar�d for otf�et good and valuabW oons�deration, the r�pt and wffiasnry ol � are �ebY edcnowledqed by each af tne unders+gned partles. GRANTOR agrees as fd�aws� Groundwater Res6adions a. There sha11 be no use d the groundwater on the Property There sh811 be no drilling fOr w8ter conduded on the PrOperty nor shell any wells be installed on the Property other than monitoring wetls pre-�proved by MDC AddiUonaUy, tnene ahaU be no stctmwatef svrales, stormwater delenbon or retenti�on facditres or dtches on t�e Property w�thout t�e pnor wrdten apprwal af the Departrnern. For arry dew�enny adiHties a Clasa V permit application must be �b�tted to MDC to address and ensure the approQnate handting, tteatrr�tt, and dspos8l C1 eny aztrBCted g�axMwater thal may be Cortfarrnneted Spl Restnct�ons a The atea ot sal contammation as bcated m the Rroperty shall be permaneruy cavered and mmntaa�ed wdh an impertneable mate�l MwNi 2»�.12a z��9e2��oe� Page 3 ot 10 Book28023/Page3091 CFN#20120162981 Page 3 of 11 307 of 1214 DowSF�,Ernetops ID 67482811�640-47C5-95437E154Ft449F8 and/or two (2)teet of dean and�n�n�nated sod tt►at prevents h�nan e�osure and prevents water iMdVa6on b. Excavation and cons�uctia� below 18nd surface is not proFwbrted p►ovided that pnor written approval by the DepartmeM �s oDtained and arry oontartnnated sals that are excavated aze removed and properly d►sposed of pursuant to Chapter 62-785, FAC and any other appl�cable bcal. state, and federal requrernents Nothnp here,n shai! t�md arry other ieyal requxernents regaRfing consVuction methods ar� preca�Rions thac rrxsst be taken to mmim¢e rtsk of exposure wMle cor�ng wak m cordammated ereas 4ther Restnchons Al�fuhre lease agreaments�rnrolving the Property shaq requre the foilowmp a My strt+cturai alterabons. �ndudng stab penetrabons, by a tenard wip reg�sre advar►oe nohce to the Iandiord as Grarrtor here�aider b All tenants shail receive a cbpy of tivs Dedar�ror� 1. For the p�upose d mondormg the resfictions cartair�ed t�erein, MOC or ds respedive sucoessors and ass�gns shall have srte access to the Prc�peRy at reasonable Gmes and w�th ressonaDle no6oe to the GRANTOR and 'ds successora�d ass+gns 2 Tt�is pedaratw�on the�t d GRANTOR shaN c�tiMe a wvenarrt nrutin� wdh ths 18rx1 and shail be reoorde�d. at GRANTOR's e�ense, in the pt�6c r�ards d WIDC and ahal�remam in fwl broe a�d etiect and be baidnp upon the urMersi�ned GRAtYTOR,and GR/V�lTOR's heirs,suxessors end assigns until sucl�ti+»e as the same is rtroddied or released These resbidions d�xing their lifetime shau bQ for the benefit of, and limitatio� upon. aU present and fulwe owners o1 reat property and for the benefit of MDC and the pubtic welfare. GhZ/WTOR, and GRANTOR's heirs, suooessors end assiyns, adcnowledfle that acrsptance o�this Dadaration does not in any way obligate or provide e Gmitati� on MOC The State d Florida Departrne� oi Environme�tal Protedion (FDEP). MDC, and their successors and assgns may enforoe U�e temis and cor�6bau of ttus Dedaratio� by inj�a�ctive relie( and oU�w apprup�ate available le9al romedes. My fcrbearanos on behstl d MDC to ex�case ds nght in tne eve�t d the failue af the GRIWTOR, its suaessors end assigns to oar�ply wrth ihe p�visio�s o1 Uiis Detlaration st►ae not be deemed or construed to be a weiver of MDC's rigMs hereta�det These restncLons may a�so be erNor�ced n e court of competeM�urisQid►on by any other person. fxm. oorporahon, or governmental agerxy that is suSstantiaNy benefited by th�s restricLo� uuuw�n�u2a2»ca��oe+ Nage a ot 10 Book28023/Paoe3092 CFN#20120162981 Paae 4 of 11 308 of 1214 DocuS�qnEnvebpel0 67482Bt7�64447C5-85�13-7E156F1449fB 3 In ader to eru�xe the perpehlai nahre d tliese resV�cta�s, GRANTOR, its successors and asssgns, shaM referenoe these ratridions in any wbsaquent deed o/conveyanae. �ndudmg the re�g Dook and pa9e o/recor'd of this Declatation 4 TTHs Dedaradon may be modfied,amended, or released as to the land herein desaibed, or any porbon thereof, by a wnttan instrume�rt executed by the, then, owner(s) aF � ol the Property mdudmp joinders oi all matgagees. prov�ded that the same is Also approved in writing by MDC or its wxessors and assigns. To reaeive pr�a approvat irom MOC to remove any req�rert�ent h@rem, deanup ta�ge( tevels estabiisFled pu►suant to Flaida Statutes �ld FDEP rules must have been acfiieved. This Dedaratiort may be modified in `��9 �Y �Y subsequer� amendment must be exeMed by both GRANTOR and MDC ar thei� respective successors and assigns and be recarded by GRANTOR or its successors and assigns, as an amendmeM hereto. 5 If any provision of Uns Declaratian is held to be anratid by �y caxt of competent jurisdidion the irnafidity af sud� provision shal� not affeci tha vaiidit�r ot any othe� provisions thereof. All such ofhe� provisio�s shaA ooMrn.ie unimpae�ed m fu11 force and effed. 6 GRANTOR oovenants and represertts that o� the date d execution o! this Oedaration that GRANTOR. togelhe�with tlie other parties rwted above and whose joinders ere attBiCheC, is Seized d the Property in fe6 simple 8nd has pood ripM to create, establish, and impose this restriGive covenent o� �e usa of the Pmperty GRANTOR also covenants and warrants ttsat the Prope�ty is free atd dear of any a�d all lier�s, mortgages, or encumbrarx es Ihat caild irnps�r GRANTOR'S rights to impose the rostrictive covenant descnbed m 1Ms Dedara�on ar that wouk! De wperiar to the resbictive COV@ft8ttt d85Cttb@d tn this OEdBfation, exOept fOr V19 rt101t98Q� H1 fBVOf Of Metropalitan Life lns�uanoe Comp�y, whose joinder is attacl�ed to ths Oedaratlon. 7 rnis Dedaration is to run with the Iand and shau be Dlndinq on aa partfe� and all persons daiimg under Ihern tw a period ot thirty (30? Ye�rs from Ihs dam C�ia DeClaraUon is � after wftith Ornc d slta/ be ex�ended au�omabcaNy for suaessrve Pertods d ten(10)Yea�s ead�.urd�sss released as prov+dod in parsgraph 4 above 8 NoUce under tfns DeclaraUon shaE De provded by hand deYvery. reoo�nized wemgAt ao�ier servica or certiRed mad, rebum receipt roq�ws�d, and sha0 be aflecWe d seM ta the addressas of tlee parbes noted bebw Iheir siqneturas upon receipt or inabitity to de6vsr due to an umoboed d�anpe of address. [SIGNATURES i NOTARY ON t�XT PAGES] wanM,��tam2»ce2nos� Page 5 of 10 Book28023/Page3093 CFN#20120162981 Page 5 of 11 309 of 1214 DocuSqnErneWpalD 674828�1�640-47C5-9543-7Et54ft449FB IN WITNESS WHEREOF, ARBJ SOBE, LLC a Florida limded liabiliry corporaRion.has accepted tMs insbvment,this °I_day or 2011. S�gned,Sealed and Delivered AR8 J SOBE, , a Flonda limited In The Presenc�O(� Nabiliy ,by Berfcowitx Limited Part ' abfiber,by Berk C al partner � BY P t Name: 1 COYViTZ, r i� c�{!i u¢? nt Na Natke Address of Grantor. 2665 South Bayshofe Orive,Suke 1200 Miami. Flonda 33133 Ann JelFrey L BerlwNntz (CORPORATE SEAL) STATE OF FLORlDA ) )SS: COUNTY OF 1111AAAI-0ADE ) 'Rre fo�epan9 �nstrunerri was adcnowledped bet�.re me ft�is� day d ✓FN 2011 by Je}frey Beriwv�ritz as Mars�a� d Berfcantz, LLC, as general partr�er of Berkowitz Lirtuted Partnership,manaping member ot AR 8 J Sobe,LLC,a Flor�da timited IiabbtY �P�Y� on behaH of the aompany, who is oersonal�v kncr� to me _ Or produced es ide�rfication. _ � N PUBLIC,ST OF FLORIDA "'�"'^rtisw�a Eter t cx�000�oo� p��,� =�� E+or•+�+' COmmissiOn No. ��'T�+^�+��.� My Comrtnss�on E�res: Muwu z�u�2 r�ee2»oe� 1'ape 6 ot 10 Book28023lPage3094 CFN#20120162981 Page 6 of 11 310 of 1214 DocuSrc�n EnvebpsfD 674B281tC640-47C�9543-7E154F14a9F8 b��s� by Mi i�'nty Attprriey's Ot6Ce / _ IN WITNESS WHEREOF, MDC has appraved this instrument,this,��day of ��,201� S�yned and Delivered MIAMI E O in the Presence ot ' �' �Y � PnM Name: Title Ptint Name - �`�M/M '••. :� ' sdyo;. NotiCe Address o1 MDC end Depertmant: :2 —°_ Z'• • r o�'' �� 701 NW 1 Court, Suite 400 �.,t GP,�- �,.�• �O: Miami,Florida 33136 � �•� .._�•'i� Attn NKi�ur MaYo�ga� �' �'�= Chief d Pollution CoMrd Division 2-/ZZ�/` . STATE OF FLORIDA ) )S3: COUNTY OF MIAMI-0ADE ) The inrego�g instrumerrt was ecknowfedfled before me this�9day oI r 2o y 5�,k 0,��1- , as a M� - D�County, who is pe�sonally�to m or who produced as identiflcation. - �,ac.fL-. T PUBLIC, STATE F�ORIDA . �wt�� Mrc��,�'�� Notery Neme •,� ission Mo. ommission E�ires MUUA!Z�ta3232)1eB217oar PBge 7 01 10 Book28023/Paae3095 CFN#20120162981 Paae 7 of 11 311 of 1214 DowSu�Ernefop�Ip 67a82Bt1-C640-47C`r9543-7E154F14d9F8 SUBORDINATION QF MORTGAGE AND.lDINDER� DECLARATION OF RESTRICTIVE COVENANT THIS Subordlnatfon arW Jok�der b pNen as of tM "t�d�y ot��,2011.on behaM of MeOepoliUn Uh insur�noa ComQany, a New YOAc p�astlon CLAort9a�ee7.being M�s owner and hdder af that ctrtain Am�nded and Resbtied MortD�le.�Y�ent F'oRuro Fi'nq and Notioe o( Fuhrre Advar�ca frwn Grantor ('Mor�aOor) rcca'ded SeDEe�++Der 12. 2007 in ORidai Records Book 25323.Paqs 874,o1lns PuWk Recads of Miami�C,aunty.Florida.as amendW snd wppkmented WHEREAS.MoRqagor has req�d Mortqagsa jdn to Cw racording d ths atlached Dedaa�on a Restncwe covena,t (n,e •�edaratia,� ro sueo.d�nace tne aen ana eflea of ene I�Aortgage m a+e Decierabw� MOW,THEREFORE,MoRgag�s conserds to fhs�ecadation o�th��etlaracion and xyees that u,e a�r,ana enec!or a+e Mortyaye snaa bs subj�a ane a,bordinab to the tsrrns ot fhs oedaratbn. 6Aortpagse mak�s ra wareanty a srry nqres�rKatfon o/ sny kind a r+attrs conosrrrnp IM DeGaradorl anY Of ils tertns or Drovisions.or th�Ipai wffiti�ncy Th�nof. NOM oi ths aovenar�ot reprase+Msbons oordain�d In tlw O�daraUon fh�N bs Aeerned fo have bes�mad�by 1Aor�agse.nor� tl�ey b�aonstrued to crsate sny oDligetion m AAortgagse(as a^+ortqap�e?m�Y Pr�roM�B a��+. Should Mo�rtpspee bscom�fM owner d arry poRion of the PmD�Y, �9a9�(es en ow+et)shall hs bound by tfw provesior�s ot the Oedaratwn. F�cced as a�ressly�obE in ttus JoiWer,rwthb+g contalr+sd hm��n ehall aflscc or Impair tlia righb end rame�i�m d Mortgegee as sat Iorth In ths Mortqage a In IAe DetleraRpn. Mad�as o(tM day and yex fnt above witle�+. N WRNESS WMEREOF, ths undaslprwd Im and dNnersd Ihis SuDadlnatlon d M«cyay.m o.w►a�on or�esv�ca�re covanarn n,��+�a e nuve•�bc r .io,,. Mt�OropoiRan Lde Mxaarre Campany.a Naw York �� WRPIE� 5 �� . ' C'�'�'b� Print Nams: a-.^• �`� Title�� ' a�r�►,.: ��J-�r�,n C�r n A�� Ska33� tc«��se�+� STATE OF FLORIDA � J SS: counrr oF l �oro�s� Ut..l�sc. u�Sanr.as v�'��t'8�1� � d�1�Maood�txe dmrs U�a�New Yark �rporatwri. on be++atf d the corPaatio►� who is oersonatlY krwwn to Me a who produced � — ae' - - '��t�..��.�_�R'� TARY PUBIIC, TE OF FLORIDA ��,+�� PtitN NotarY Nam6 ` 1 � �g :r Commisslon No E C UtS Ic��{3 ��`� My Comm�o�ExA�s .��.•� Pr �i 2»ars.z�,eaz��oa+ Page 8 ot 10 gook2a023/Page3096 CFN#20120162981 Page 8 of 11 312 of 1214 DocuSgn Envelop�10 67<82$11�640-41CS9543�7E154ft419F8 JOMIDER OF 6�i ALTON CONDOMII�YUM ASEOdAt10N.IIVC. S°'a ALTON CONOO�AINIUM A$SOCIAT1pN,INC.,e Florl�d�corporation nol for profll.Dewq tAe owner M G�s d Ihe Properly inferanced in IAe foropowq Dedantlon d Restrt�re Covenanl.he�ebp �Drees{fa i�df aid Rs w�a�s�nd�ssqns)ro acap��t�e DeneRs d,and De bound bp ae d tne o0lipations imposed bq.the(otOpoNfp Dedxatbn Ol Rptricbve Covennt.snd(uAhet a0rees Mat 1!N tertrts o(1Ne taepoinp�etlantlon d ResuidNe Coverorri are ud sha8 bs b�in0 upa+tlx urbersipned �rd ks w�ssors In tltle. IN VYfTNESS NMEREOf.5�8 ALTON COi�DOMINIUM ASaOC1AT10N.INC.Aas tsused presents to be sipned k�ly narne Dy Its proper olficer and ris oapaafe sW to be a116ce4 Ws� dey of^o rGH hG'� 2011 VNTNESSED BY: S"'6 ALTON INIUIM ASSOCUTION, INC.,a Fl nat br p�mfll / �� ` B� �� Pnnt Name:Y�GGy� 2D45 on ,Sute 1200 Coconul Grove,FL J3133 Prk�t Nart�e: �� U� (GORf'nR/�TE SEAL) sTATE OF FLORIpA � )8S: COUNTY OF M[iMl-OADE ) 7Ae forepoirp joirWer was admowlsdRed befom me Ma�day ot nl0✓�`�'M.�`G� . 2011,by David Sicqer,at Vfoe Pmsiderd d S 8 AITON CONOOMIWtAA ASSOGATION,fNC.,a FloAde oorporaUO�nd TOr prdlt.on beAaM of Said odporalbn He Is�fSofWly kn0`10.tl+�Of Na5 produced �s fdentNi�oon. � � �� f�i�s N��v s. EL E`I rrowy a„oc�,s�au a Aatiaa My Canmsabn E�res Cartrt4s�io�No' (Nofartial Saat) ....�-.. �.»...vs�eir"i�a Eter � . ca.�.�+aarrsa�r E.or.iv+rm+� s � Aorr�n�k ........«..-«.. AnAAu Z71�323 2 7188217os� t'2�e 9 of 10 Book28023/Page3097 CFN#20120162981 Page 9 of 11 313 of 1214 Doc�S�qnErnelopel0 67462811-C640-47CS95+s3-7Et54Ft449F8 JOINDER CITY pF MWNI BEACN,a mun�al cpporation d the Siate ot Fbrida being fne awreer of pornorts o(the Pmperty refererxed u�tl+e tae9arg Declaration of Re�ve CovenaM,AereEy agrees (tor itsNi and its wocessars and ass�gns)Do accept all fhe benefits.and be bound Dy aJl du6es resporwDit�pes,Ob�gabons auW burdem imposed upon d by tlie�ore9o'^�3 OecWraeon and atta�hed E,R��t and 1uMer agrees V+at the terms of the foregoing Dectarabon ot Restrxtrve Covenant are and shaM be WrM�^9 upon the unGersgned aM�ts wccessors m utle IN WITNESS WMEREOf.CITY OF MIAMI BEACH has caused�ese presents lo be sgned n rts narn.by Rs a�o(fica and�tt oorporace sea�m te atfixed aus d( ' day ot �►u.a.il.�K— 2011 WITNESSES CfTY of MWAAI BEACH.Fl RIDA,a mUn�upal c�anon o!tt+e smte ot lada hl�....� C. i"/ �""""`�,P� 8Y P' Name Hd'�'Q' G - �lAlLT7�tiQ Z 1700 Convention Center Drne Mam Beac�.FL 33139 Pnnt Name �y��,dy� Aitn Crty Managtr ATTES ��1�, eY �c�,� � Robert Parche�.C a�Mwm. Lrs.i �- N't�,c-r,NEZ �� BF-9 �5�� \Q,.:........ .... C� �:�' ��'�..5- P�,t�� G/q Ca�d�/v : : *�.INCOR RATEO:'+ STA7E OF FLORIDA . •`�'�� ! ��'•. q��. .:�� c�u►�rrY oF rNv,aa-�AoE i� '9 Cf-j 26"� The rorago.,g vatr�crtxnt was acxnowkdged oefore me mn �_ asy ol f�ar�/�c/C .2011.by Mapi Hertera Bower.as Maya and Robert P�,er.as C+y Ckrlc, of the CtTY OF MIAMI BEACH FLORIDA a muniupal oorponhon of the Stete ot Fbnda on behaN M wch mun�apal caponbon They are personaRv k��m to me a produced va d fbnda dnvefs I� ss dtnhRcation ``\"��k1l�burp� ' :`J��.�A s N ry Pud�c APP/bO�NED AS TO =•: �.. :.= I// F�ORM i LANGUAGE ��. roo� _:�g; ( aFott�curiorr :�tii,,,�;.�&' Typ� P�ntorSUmpName �'-� My Comm�sa�on Expv�s 'K,'4'R+t yi►�d`er � ,�� ,, ,,,,U ��MIIIIIiINM�� Ano�n�R�,�,me�s Page�o oi�o Book28023/Page3098 CFN#20120162981 Page 10 of 11 314 of 1214 DocuSign Envebpe 10 67482811�64Q47C5-9543-7E154Fi W9f9 OR BK 28023 PG 3099 • LAST PAG6 Exhibft"A"' �P�Y A11 a 5°1 arM Aton Ca�domi�rum.aacadinp w the Dc�Jaration af Ca�dortaniurn tAxeo!reooided in OI�dW Records 800k 2T133.Pps�420,of ths Puh6c Retorcls d Miartd-Dade Counly.fbAda tom�ery Ie4ah desalDea as: Lot 1 tnrouph 18 fn Bbtk 101, al OCEAN BEACH FIORIDA, ADO(TfON NO. 3, atto�du�p lo tlfe ptat U�efeo(as reCqdld In Rit 9o0k 2.Pape dt,o(Ufe PuOit Retolds ol Mieni-Dade Cw+fy,Fbeida Iess Ihe South 10 isel d the Fast SO feal d Lot 8 and �me soun�o i.at a u�s vve�so rea+or ene��oo tea a�a e.nd ias me soum �o r�+a t.a s�,s��a a oa,�,ee.a+,«,a�u�a r.er or�: ,wo That cMain 20 foot vritle aAey.DourWed an Uro east�Y tne vrest Coundary of lats 1 IfvoupA S.Block 10t,Ocean Besd+Fbrlea I�ddtlon No.3 axa�p to the pat tNered as reooraea m �x sook z. P.oe e� a u,e aun�c aecwds ot�-osae co�my. F�«wa:ooawad«,me west nr u�e east ane a�ols 9 uv000n �6.a saw ewck�a; bowWed on Me rwM by fhe raM Ilne a!Lot 1 of said 81ock 104 p�ojected west�Ay;aW ooww�w oa ine sown oy me nom,u�e w��x ww��o ree+a�a e a s�a eioa��a oroi�aea.wxenr LESS AND O(CEPT the fdlowirq OesaibeO'Gus stop'propeAy: A PpRT�p►� pF LOTS 14 TF�tOUGH 16. BIOCK 104. GCEAN BEACM FLOR�A AOOfT10N No.3,ACCORDNrG TO THE PLAT THEREOf.AS RECOROED IN PUT BOOK 2 AT PAGE Ct OF T1iE PUBUC RECORDS OF ML4M{-0AOE COUNTY, FIORiQA.MORE PARTiCUTARLY DESCRIBED AS FOl10NV5 GObtMENCE AT TNE N.W. CORNER OF SAID LOT 16: THENCE RUN SOUTH 01 DEGREES 57 MINUTES 11 SECONOS EAST,ALONG TNE EA5T RIGHT aF WAY LM1E OF ALTON ROAD,FOR 25 Q3 FEET TO THE POIHT OF BEGIP1PdNG;TFENCE SOUTH 18 DEGREES 57 MINUTES 30 SECONOS EAST FOR 9.79 FEET;THENCE SOUTH 01 DEGREES S7 MINUTES it SECONDS EAST,ALOlKB A UNE PARALLEI VNT►1 AND D.50 FEET E/�STERLY OF,AS MEASUREA AT RIGHT ANGCES TO,THE EAST RIGMT OF WAY IINE OF ALTON ROAD,FOR E0.60 FEET;TFIENCE SOIIT}i 41 DEGREES 02 MINUTES 2�SECOf�S WEST FOR 919 FEET;7NENCE NORTH 01 DEGREEo' S7 NMMJTES 11 SECONDS WEST,ALONCi 1'HE EAST RK+HT OP�lAY UNE OF ALTON RO/1D, FOR 93.60 FEET TO TTE POItYT OF BEGMINING. ALL LYING BElVVEfN 7T� HORIZONTAL PIANES Of ELEVATIOh{ 3.00 F'�T /�t� ELEVATION 15.87 FEET.NATIONAL GEODETIC VERT�CAL DATUAI OF 19�9. LYING AND BEING{H SECTION 03.TOVMISHIP 54 SOUTH.RANGE 42 EAST.ClTY OF MWA1 BEACN,W1aA!-DADE COtX�1TY.FLORiD/l '7he aDove P�PanY �S wilti taz Iofa9 02.4201152-0010. 02�2aS-352-OQ20. QZ-4203-352- 0030. 02-4Z03-352-0WO and 02-1203-352-0050: ako 02-42Q7-004-6351, wAich Is fa Maenc� D�rposes oMY Muw�Z��2327tee2»oe.� Pag811 of 10 Book28023/Page309� CFN#20120162981 Fage 11 uf 11 315 of 1214 DocuS�Qn EnvebpslD 674B2811L6�0-47CS9543-�E�54Ft448FH EXHISIT,1 EXISTI\G TEN.ANT CONSE\TS Publix • Landlord vn(I seek a con5ent from Publiz approving an amcnded si�e plan(or the Sth parkin�Itvel parking garage showing the contemplated siu plan improvemcnts for thc Pernu[ud Uu wi[hin ihc Prcmiscs and parking reconfigurotion on this level,and also confirming that the operation of the Permittcd Use on[he Sth parking Icvel of ihc parking deck in subswnual conformancc with the retonfigured site plan is na considcred a prohibited"gymnasium"use in the Shopping Cmter that is prohibited undtt the Publix Leau. 1'JX. • Landtord wilt seek a consent from T1X approving an amended site plan For che Sth parking level of the parkm�yarage showing the contemplated si�e plan improvemrnts for the Pern�itted Use within tl+e Prcmises and parking recunfiguration on this level,and a(so conGrming that the resvictions in the TJX Lease aga�nst usmg the Shopp�ng Center fot non-reta�l pury�ses and/or for a sponin�event,sports or game fanl�ry shall na be conswed to prohibn ihe use of the Sth levd of the parking,as rccoo6gured,from the operallon otthe Permi�ced Use. 316 of 1214