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Exhibit SUB
Draft Agreement LLease e. Chan LEASE AGREEMENT BETWEEN THE CITY OF MIAMI AND RIVERSIDE WHARF, LLC FOR THE LEASE OF CITY-OWNED PROPERTY LOCATED AT 236 AND 298 SW NORTH RIVER DRIVE MIAMI, FL 33130 TABLE OF CONTENTS RECITALS Draft Lease Agreement ARTICLE I INCORPORATION, EXHIBITS, & DEFINITIONS Section 1.1 Incorporation by Reference Section 1.2 Exhibits Section 1.3 Definitions Section 1.4 Priority of Documents ARTICLE II LEASE OF PREMISES Section 2.1 Lease of Premises Section 2.2 Purpose of Use and Occupancy Section 2.3 Suitability of Premises Section 2.4 Limited Representations by Lessor Section 2.5 Satisfaction of Liens ARTICLE III TERM Section 3.1 Term of Lease Section 3.2 Option to Renew ARTICLE IV RENT, SECURITY DEPOSIT, & FINANCIAL RECORDS Section 4.1 Base Rent and Percentage Rent Section 4.2 Security Deposit Section 4.3 Lessee's Financial Records Section 4.4 Reports by Lessee Section 4.5 Right to Examine financial Records Section 4.6 Audit Section 4.7 Lien for Rent & Other Charges ARTICLE V LEASEHOLD IMPROVEMENTS Section 5.1 Lessee's Obligation to Provide and Fund Leasehold Improvements Section 5.2 Possession Date Section 5.3 Payment and Performance Bond Section 5.4 Contractor's Insurance Section 5.5 Conveyance of Improvements Section 5.6 Premises to Remain Free of Liens Section 5.7 Lessor Approval ARTICLE VI CONDUCT OF BUSINESS BY LESSEE Section 6.1 Operation of Lessee's Business Section 6.2 Signs ARTICLE VII MAINTENANCE, REPAIR & ALTERATION OF PREMISES Section 7.1 Lessee's Maintenance Obligations Section 7.2 Lessee's Repair Obligation Section 7.3 Changes/Alterations ►a Draft Lease Agreement Section 7.4 Capital Expenditure Fund ARTICLE VIII INSURANCE AND INDEMNITY Section 8.1 Insurance on the Premises Section 8.2 Delivery of insurance Policies Section 8.3 Adjustment of Loss Section 8.4 Indemnification of Lessor Section 8.5 Waiver of Subrogation Section 8.6 Release of Lessor ARTICLE IX SERVICES AND UTILITIES Section 9.1 Lessee to Provide and Pay for Utilities Section 9.2 Lessor Not Liable for Failure of Utilities ARTICLE X SUBLEASES, ASSIGNMENTS AND TRANSFERS Section 10.1 Subleases, Assignments and Transfers Section 10.2 Procedure for Transfer Section 10.3 Additional Consideration Payable to Lessor Section 10.4 Definitions Section 10.5 Acceptable Transfers Section 10.6 Notice of Transfer Section 10.7 Information as to Shareholders, etc. Section 10.8 Effectuation of Permitted Transfers Section 10.9 Criteria for Consent for Transfer Section 10.10 Liability of Lessee Section 10.11 Acceptance of Rent from Transferee Section 10.12 Transfers of the Lessor's Interest Section 10.13 Mortgages of Leasehold Interest ARTICLE XI COMPLIANCE WITH LAWS Section 1.1.1 Compliance With Laws ARTICLE XII ENVIRONMENTAL LIABILITY Section 12.1 Definition of Terms Section 12.2 Lessee's Environmental Covenant Section 12.3 Survival of Lessee's and Lessor's Obligations ARTICLE XIII DAMAGE OR DESTRUCTION OF PREMISES Section 13.1 Definitions Section 13.2 Duty to Repair, Restore or Replace the Premises after Damage Section 13.3 Performance of Restoration Work Section 13.4 No Additional Right to Terminate Section 13.5 Lessee's Right to Terminate Section 13.6 Payment for Construction of Restoration Work Section 13.7 Collection of Insurance Proceeds Draft Lease Agreement Section 13.8 Unused Insurance Proceeds and Deposits ARTICLE XIV EMINENT DOMAIN Section 14.1 Total Condemnation Section 14.2 Partial Condemnation Section 143 Adjustment of Rent Upon Partial Taking Section 14.4 Deposit of Condemnation Award with Escrow Agent Section 14,5 Temporary Taking ARTICLE XV PAYMENT OF TAXES, ASSESSMENTS AND OTHER Section 16.1 IMPOSITIONS Section 15.1 Payment of Taxes and Impositions Section 15,2 Installment Payments of Ad Valorem Taxes and Impositions Section 15.3 Payment in Lieu of Taxes Section 15.4 Proof of Payment Section 15.5 State -Owned Sovereignty Submerged Lands ARTICLE XVI DEFAULT OF LESSEE Section 16.1 Lessee Default Section 16.2 Remedies of Lessor Section 16.3 No Waiver by Lessor Section 16.4 Late Payment Fee Section 16.5 Additional Guarantees Section 16.6 Remedies Cumulative Section 16.7 Lessor Default ARTICLE XVII ACCESS BY LESSOR Section 17.1 Right of Entry ARTICLE XVIII DAMAGE TO LESSEE'S PROPERTY Section 18.1 Loss and Damage ARTICLE XIX HOLDING OVER & SUCCESSORS. Section 19.1 Holding Over Section 19.2 Successors ARTICLE XX EQUAL EMPLOYMENT OPPORTUNITIES Section 20.1 Equal Employment Opportunities Section 20.2 Community Small Business Enterprise Section 20.3 Non -Discrimination ARTICLE XXI MISCELLANEOUS Section 21.1 Accord and Satisfaction Section 21.2 Public Records Section 21.3 Entire Agreement Section 21.4 Independent Parties 0 Daft Lease Agreement Section 21.5 Notices Section 21.6 Captions and Section Numbers Section 21.7 Partial Invalidity Section 21.8 Estoppel Certificate Section 21.9 Waiver Section 21.10 Time is of the Essence Section 21.11 No Discrimination Section 21.12 Governing Law, Venue, & Attorney's Fees Section 21.13 Waiver of Counterclaims Section 21.14 Waiver of Jury Trial Section 21.15 Quiet Enjoyment Section 21,16 Surrender of Possession Section 21.17 Joint and Several Liability Section 21.18 Third Party Beneficiary Section 21.19 Radon Section 21.20 No Liability for Act of other Party Section 21.21 Rights, Privileges and Immunities; Covenants Section 21.22 Consents Draft Lease Agreement LEASE AGREEMENT THIS LEASE AGREEMENT ("Lease"), made this day of , 2016, by and between the CITY OF MIAMI, a municipal corporation of the State of Florida having its offices at 3500 Pan American Drive, Miami, Florida 33133 ("Lessor" or "City") and Riverside Wharf, LLC, a Limited Liability Company, having its offices at 2950 Northwest 7"' Avenue, Miami, Florida 33127, ("Lessee"). The Lessor and Lessee, (together the "Parties") hereby recite: RECITALS Whereas, the City is the owner in fee simple of certain land located in the City of Miami, Miami -Dade County, Florida referred to herein as the "Premises," as specifically set forth in Exhibit A. Whereas, in response to the North River Property Request for Proposals # 14-15-024 ("RFP"), Lessee submitted to Lessor a proposal, which was approved by the City Commission on by Resolution No. Whereas, this Lease was negotiated pursuant to the authority expressly conferred by the City of Miami Charter, general law, and the City Commission Resolution No, _ , which authorized the execution of this Lease. Whereas, this Lease was approved by referendum on March 15, 2016 by a majority of City of Miami voters as required by City of Miami Charter Section 3(f)(iii). Whereas, it is the mutual desire of the Parties that the Property be leased and demised by Lessor to Lessee for the purposes set forth in this Lease, subject to and upon the express terms and conditions contained herein. The Parties believe that this Lease is consistent in all material respects with the RFP. Now therefore, in consideration of the foregoing and of the rent, covenants, and agreements hereinafter set forth, the Parties do hereby covenant and agree as follows: ARTICLE I INCORPORATION, EXHIBITS, & DEFINITIONS Any word contained in the text of this Lease shall be read as the singular or the plural and as the masculine, feminine or neuter gender as may be applicable in the particular context. More specifically, however, for the purposes of this Lease, the following words shall have the meanings attributed to them herein in subsection 1.3. 1.1 Incorporation by Reference am Draft Lease Agreement The foregoing Recitals are hereby incorporated into this Lease by this reference as if set out in full in the body of this Lease. 1.2 Exhibits Attached hereto and forming a part of this Lease are the following Exhibits: Exhibit A -- Survey/Legal Description of Premises Exhibit B -- Annual Percentage Rent Statement Exhibit C -- Annual Gross Revenue Report Exhibit D -- Monthly Gross Revenue Report Exhibit E -- Lessee's Leasehold Improvements Exhibit F -- Payment & Performance Bond Exhibit G -- Contractor Insurance Requirements Exhibit H -- Leasehold Insurance Requirements 1.3 Definitions 1.3.1 "Acceptable Operator" means an entity possessing (A) a minimum of five (5) years of experience (i) directly managing and operating a similar establishments during the last fifteen (15) years; or (ii) directly involved in the ownership and day to day operation of a similar establishment during the last ten (10) years; and (iii) in the management and operation for each use proposed; and (B) the threshold criteria outlined in the City of Miami Department of Real Estate and Asset Management RFP # 14-15-024; and C) a good reputation in the business community; and (D) adequate financial resources and personnel necessary for the proper performance of all of Lessee's obligations under this Lease in a manner consistent with the quality, reputation and economic viability of the Lessee's business at the Premises, including (without limitation) the obligation of payment of Rent payable by Lessee under this Lease. 1.3.2 "Additional Rent" means any and all additional sums, charges, or amounts of whatever nature to be paid by Lessee in accordance with the terms of this Lease, whether or not such sums, charges or amounts are referred to as Additional Rent, 1.3.3 "Applicable Law(s)" means all laws, Florida Statutes, Codes, City and Miami - Dade County Ordinances, orders, judgments, decrees and injunctions from courts having jurisdiction over the Premises, rules, and requirements of State and local boards and agencies with jurisdiction over the Premises, now existing or hereafter enacted, adopted, foreseen and unforeseen, ordinary and extraordinary, which may be applicable to the Premises or any part of it. 1.3.4 "Assianment" refers to the complete transfer of the rights and obligations of the Lessee under the Lease to a third party, whereupon the third party assignee becomes the Lessee under the Lease and tabes over all of the Premises and the rent and other obligations associated with the Lease, thereby assuming the prior tenant's rights and obligations. VA Draft Lease Agreement 1.3.5 "Assignee" refers to the third -party entity assuming the rights and obligations of the Lessee or assignor or owner of the leasehold estate. 1.3.6 "Assignor" refers to the Lessee that is assigning its rights and obligations under this Lease to a third -party entity. Unless released from liability from the City pursuant to Section 10.10 of this Lease, which decision shall be conditioned on the payment of the consideration at the time of Assignment set forth in Section 10.3 of this Lease, the Assignor shall remain secondarily liable as a guarantor for the obligations under the Lease, if the new Lessee (Assignee) defaults under the Lease. 1.3.7 "Average Repair Costs" shall mean the average of the previous five (5) years' "repair and maintenance" line -item costs, inclusive of any capital items. Average Repair Costs shall be calculated in order to determine the annual amount due to the CapEx Fund, as specified in section 7.4 below. 1.3.8 "Base Rent" shall mean the annual Base Rent due and payable by Lessee on a monthly basis for the use of the subject Premises and shall have the sum ascribed to it in Section 4.1.1. 1.3.9 `Business Days" means Monday through Friday, excluding legal holidays in the City of Miami, Florida. 1.3.10 "City Manager" shall mean the Chief Administrative Officer of the City. In day to day matters all decisions attributed to the City in this Lease may be made by the City manager, or his authorized designee, unless otherwise specified. 1.3.11 "City Commission" shall mean the local legislative body of the Executive Mayor City Commission. Notwithstanding Section 1.3.9 above the City Commission will be required to approve the Lease and any amendments to the Lease 1.3.12 "Date of Taking" means the earlier of (i) the date on which actual possession of all or less than all of the Premises, as the case may be, is acquired by any lawful power or authority pursuant to the provisions of any applicable law; or (ii) the date on which title to all or less than all of the Premises, as the case may be, has vested in any lawful power or authority pursuant to the provisions of any applicable law. 1.3.13 "Fair Market Value" has the meaning set forth in Section 4.1.6 of this Lease and secondarily as supplemented by the applicable terms of the RFP. For purposes of this Lease, "Fair Market Value" will have the same meaning as "Fair Market Rent." 1.3.14 "Force Maieure means an event beyond human control, including but not limited to acts of national security, national emergency acts of God, war, act or threats of terrorism, Government regulation, strikes (other than strikes of Licensee's employees), fire or other natural calamity, disorder, civil disobedience, curtailment of transportation facilities or service, or any occurrence which makes it inadvisable, illegal, or impossible for Licensee to perform its obligations under this License. Force Majeure shall not include events caused, directly or indirectly, by Lessee or individuals or entities under Lessee's control.. Draft Lease Agreement 1.3.15 "Gross Condemnation Award" means the actual amount of the award paid in connection with or arising from the acquisition or other taping of all or less than all of the Premises, as the case may be. 1.3.16 "Gross Insurance Proceeds" means the actual amount of insurance proceeds paid following an insured casualty to the Leasehold Improvements. 1.3.17 "Gross Revenues" shall mean the entire amount of all revenues and percentages of revenues actually collected and received by the Lessee and its Sub -lessees or its assignees or transferees and derived from the following sales sources, including without limitation: a. all revenue from the commercial business and services conducted by Lessee and its Sub -lessees and/or assignees on or from the Premises; b. all revenues from sales of food, beverage, wine, beer, merchandise or services from the Premises; c. all revenue derived from advertising and sponsorships conducted on the Premises, including, but not limited to, movies, television commercials, etc.; d. all amounts received from any catering food operations based at the Premises; e, all amounts received by Lessee from valet concession sales, parking valet services or similarly authorized and permitted concessions on the Premises where the Lessee receives and retains any portion, percentage or fraction of the cost of such sales or services in any manner from the Concessionaire, these sales are subject to verification by a written concession agreement, and any audit or inspection requested by the Lessor in accordance with the requirements of Section 18-99 through 18-102 of the City Code, which is deemed incorporated by reference as if fully set forth herein; f, all amounts received by Lessee from sales made or performed by means of mechanical or other vending devices or machines on the Premises, including without limitation, payphones, vending machines, and entertainment devices both for cash and on credit, rendered in or upon the Premises; g. all revenue received by Lessee in connection with the special events uses of the Premises, any facility thereon, or any portion thereof for any period of time, including banquets, parties, and receptions held on or initiated from the Premises; h. amounts reccived by Lessee from internet or telephone food/beverage orders received or filled at the Premises, or procured from the Premises by house-to- house or other canvassing, including discount, merchant and online savings incentives including, without limitation, sources and programs such as Groupon, all deposits not refunded to purchasers, and orders taken, although said orders may be filled elsewhere, including proceeds of all video games; i. all grants, subsidies, rebates, credits or similar benefits received from any federal, state, regional or local body, agency, authority, department or organization which revenues are unrestricted or are to be used for general operating expenses; j. all donations and contributions received, the revenues of which are unrestricted or are to be used for general operating expenses; k. and all other receipts whatsoever derived from commercial operations conducted in or from the Premises by the Lessee and its Sub -lessees (if any). I Draft Lease Agreement Gross Revenues, whether for cash, credit, credit cards or otherwise, shall be recognized in the period the service was provided or sale took place. Payments received in advance are deferred and are recognized as revenue in the period the service is rendered or sale takes place, Grants shall be recorded as income during the period designated by the grants or when the Lessee has incurred expenditures in compliance with the restrictions of the grantor, If a sale is by credit card, no deduction shall be allowed for any commission associated with such sale. A "sale" shall be deemed to have been consummated for the purpose of this Lease, and the entire amount of sales price collected by Lessee and Sub- lessees, shall be included in Gross Revenues, at such time that (i) the transaction is initially reflected in the books or records of Lessee or Sub-lessee(s); or (ii) Lessee or Sub -lessees) receives all or any portion of the sales price; or (iii) the applicable goods or services are delivered to the customer and payment is made to Lessee or Sub-lessee(s), whichever first occurs, irrespective of whether payment is made in installments, the sale is for cash or for credit, or otherwise, or all or any portion of the sale price has actually been paid at the time of inclusion in Gross Revenues or at any other time, 1.3.18 "Impositions" means all assessments, impositions, levies, and governmental charges, including, without limitation, assessments imposed by the City and/or County, franchise fees, fire fees, excises, parking surcharges, license and permit fees, levies, charges and taxes, including ad valorem real estate taxes on the Premises and the Leaschold Improvements, general and special, ordinary and extraordinary properly levied against the Premises and the Leasehold Improvements, any personal property, and/or the Lessee's Leasehold Estate which constitute a lien on the Premises or the Leasehold Improvements. 1.3.19 "Lease" means this Lease as supplemented by the RFP, any addendums thereto, and the Lessee's response to the RFP, all of which are hereby incorporated by reference into this Lease as additional documents providing supplemental terms and conditions; provided, however, that in the event of any express conflicts between this Lease and the other documents referenced in this subsection this Lease shall govern. 1.3.20 "Lease Date" means the date that the Lease is fully executed and legally binding upon the Parties after approval by the City of Miami Commission. The Lease Date shall also be the date on which Rent commences to become due and payable as referenced in Article IV, 1.3.21 "Leasehold Estate" means all of Lessee's right and interest as Lessee in, to and under this Lease, the Premises and the Leasehold. Improvements, if applicable, 1.3.22 "Leasehold Improvements" means any initial furnishings or equipment constituting fixtures to be installed on the Premises, and all other items and improvements constituting fixtures to be installed or constructed thereafter, from time to time during the Lease Term that are hereafter located upon the Premises. 1.3.23 "Leasehold Mortgage" means a mortgage, deed of trust, or any security interest given in connection therewith, which together constitute an encumbrance or lien 10 Draft Lease Agreement upon the Lessee's Leasehold Estate or any part of it, or any related personal property, and Lessee's interest in the Leasehold Improvements as security for any loan. The Leasehold Mortgage may never lien, pledge, hypothecate, or otherwise encumber the fee simple interest of the Lessor. 1.3.24 "Lease Term" means the period of time fixed in Section 3.1 and shall be deemed to include the additional period of time fixed in Section 3.2 if Lessee exercises Lessee's right to renew the Lease. 1.3.25 "Lease Year" means twelve (12) full consecutive months. The first Lease Year shall begin on the Lease Date. If the Lease Date does not fall on the first day of the month, the first Lease Year will commence on the first day of the following month. Each succeeding Lease Year shall commence on the anniversary date of the first Lease Year. 1.3.26 "Percentage Rent" shall have the meaning ascribed to it in Section 4.1.4 and shall be payable annually and calculated as a percentage of the Gross Revenues. 1.3.27 "Premises" means the space more particularly described in Section 2.1 herein and Exhibit A attached herewith and incorporated herein by reference, and having a collective address of 236 and 298 SW North River Drive, Miami, Florida. 1.3.28 "Proposal" means the document received by Lessor from Lessee in response to the RFP, 1.3.29 "Rent" means the greater of Base Rent or Percentage Rent and any other rents, costs and expenses denominated as Additional Rent. 1.3.34 "RFP" means the document entitled Request for Proposals 4 14-15-024, issued by the City on June 15, 2015, and any addendums thereto. 1.3.31 "Sublease" means any lease (excluding this Lease), sublease, license, concession or other agreement by which Lessee or any person or other entity claiming under Lessee (including, without limitation, a Sub -lessee or sub -licensee) demises, leases, subleases, licenses or sublicenses to or permits the use or occupancy by another person or entity of any part of the Premises and Leasehold Improvements. 1.3.32 "Sub -lessee" means any person, firm, corporation or other legal entity using or occupying or entitled to use or occupy any part of the Premises or the Leasehold Improvements under a Sublease. 1.4 Priority of Documents The North River Property Request for Proposals # 14-15-024 ("RFP") shall be incorporated hereto by reference. Following the issuance of the RFP, Lessee submitted a Proposal ("Proposal"), which was accepted by the City. The above -referenced documents shall be interpreted to avoid conflicts, where possible. In the event of an express conflict between the above -referenced documents and the terms of this Lease, the following order of priority shall govern: 1.4.1 This executed Lease and its exhibits shall govern over the RFP and the Proposal; 1.4.2 The RFP shall govern over the Proposal; 11 Drafi Lease Agreement 1.4.3 The Proposal will be subordinate to the Lease and the RFP, respectively. ARTICLE II LEASE OF PREMISES 2.1 Lease of Premises The Lessor does hereby lease, let and demise to the Lessee, and the Lessee hereby leases from the Lessor the Premises, subject to the following terms and conditions, to have and to hold the said lands, tenements and hereditaments, with all of the rights, privileges and appurtenances, thereunto belonging or pertaining unto Lessee for the Lease Term herein specified, unless this Lease shall be sooner terminated in a manner hereinafter provided. The Premises is described more particularly in Exhibit A attached hereto and incorporated herein by reference. Lessee shall have all rights, privileges, easements and appurtenances, if any, benefiting the Premises in, over and upon adjoining and adjacent public and private land, highways, roads and streets reasonably required for ingress or egress to or from the Premises by Lessee, its agents, servants, employees, contractors, customers and invitees and all others related to Lessee's use and occupancy of the Premises. Notwithstanding any language in this Lease to the contrary, Lessor is the fee simple owner of the Premises, and this Lease shall in no way convey any title or other rights to the Premises to Lessee unless otherwise specified herein; Lessee may not mortgage, pledge, transfer, hypothecate, or otherwise encumber Lessor's fee simple ownership interest in the Premises in any way, or in any way pledge any rights held by the fee simple owner, 2.2 Purpose of Use and Occupancy The Lessee will use and occupy the Premises, subject to compliance with all applicable laws, rules, regulations, permits, licenses, consents, and similar approvals, including the requirements set forth in the RFP, for the development, management and operation of restaurants on the Premises and for other ancillary purposes, without the prior written consent of Lessor, and for no other purpose or use of any kind. Reasonably related special events may be held on the Premises with the City's prior written consent; the request for such special event must be provided a minimum of thirty (30) days prior to the date of the event. Except as otherwise set forth in this Lease, the Lessee will operate the Premises a minimum of hours per weep, except in cases of Force Majeure or any reasonable period of remodeling, repair or reconstruction of the Premises, which remodeling, repair or reconstruction may not, without the City's prior written consent, exceed a continuous period of thirty (3 0) days in any calendar year, or more than a cumulative total period of forty five (45) days in any calendar year. 2.3 Suitability of Premises Lessee acknowledges that neither the Lessor nor any of Lessor's officers, representatives, or employees has made any representation or warranty with respect to the Premises, or with respect to the suitability or fitness of the Premises, for the conduct of Lessee's operations or for any other purpose, except as set forth in this Lease or in the RFP. The execution of this Lease by 12 Draft Lease Agreement Lessee shall establish that the Lessee accepts the condition of the Premises "AS IS," subject to the representations set forth in Section 2A herein, the RFP or elsewhere in this Lease. 2.4 Limited Representations by Lessor Lessor makes the following representations, covenants and warranties which shall survive the execution of this Lease and the taking of possession of the Premises by the Lessee: a) That Lessor has taken all requisite actions to make this Lease binding upon Lessor, and Lessor has marketable, fee simple title to the Premises, and is the sole owner of and has good right, title and authority to convey and transfer all rights and benefits which are the subject matter of this Lease, free and clear of all known liens and encumbrances, Absent emergency action, or other Municipal Home Rule Action required by the public health, safety and general welfare, Lessor covenants with Lessee that it will not, during the Lease Term and any option period hereof, conferred and validly exercised, knowingly permit the imposition upon the Premises any liens, encumbrances, mortgages, easements or any other matters affecting title which would preclude or otherwise materially affect Lessee's quiet enjoyment of the Premises. The obligation of the Lessor set forth in the preceding sentence is not intended to limit the ability of the Lessor, acting in its governmental capacity, to exercise its police powers with respect to the Premises and any activities within the Premises. b) That no party, other than Lessee, shall on the Lease Date be in or have any right to possession of the Premises. e) That the terms of this Lease, including, without limitation, the intended use of the Property by Lessee, are not in violation of or expressly inconsistent with any operative agreement or covenant known to Lessor of any kind whatsoever which relates to the Property. 2.5 Satisfaction of Liens Lessor shall satisfy or cancel of record all existing liens and encumbrances affecting the Premises as of the Lease Date except as otherwise set forth in this Lease. ARTICLE III TERM 3.1 Term of Lease The initial Lease Term is for a period of thirty (30) years, commencing on the Lease Date. The Lease Term shall be extended to include any fraction of a calendar month between the Lease Date and the first day of the first full calendar month thereof. 3.2 Option to Renew The Lessee has the option of extending this Lease for two (2) additional terms of ten (10) years each ("First Renewal Term" and "Second Renewal Term"), as long as the Lessee is not in Default of .any of the Lease provisions. To exercise the First .Renewal Term or the Second Renewal Term, the Lessee must give Lessor written notice by the latter of (i) the date which is 13 Draft Lease Agreement one hundred eighty (180) prior to the expiration date of the Lease Term or the First Renewal Term or (ii) the date thirty (30) days following written notice from Lessor advising Lessee that Lessee has failed to furnish notice of its option to exercise the First Renewal Term or the Second Renewal Term, as applicable, in the manner provided for herein, which notice shall state that such notice constitutes final notice to Lessee of its option to exercise the First Renewal Term or the Second Renewal Term, as applicable. The First Renewal Term and the Second Renewal Term will be on the same terms and conditions as the Lease Term, except that the Base Rent will be adjusted as set forth in Section 4.1.2 below. The total term of the Lease, inclusive of the First and Second Renewal Term, is fifty (50) years. No additional renewals will be available. ARTICLE IV RENT, SECURITY DEPOSIT, & FINANCIAL RECORDS 4.1 Base Rent or Percentage Rent Commencing on the Lease Date and on the first (1") day of every calendar month thereafter during the Lease Term, Lessee hereby agrees to pay to the Lessor the Base Rent. If the first payment of Base Rent does not fall on the first day of the month, the first payment shall be prorated based on the number of days in such month. The Lessee hereby agrees to pay the Lessor the greater of a) the Base Rent defined in Section 4.1.1 below, or b) Percentage Rent as defined in Section 4.1.4 on an annual basis as set forth in this Article. In the event that Lessee fails to provide payment of Rent in the time required by the terms of this section, shall be subject to a Late Fee in addition to payment then due, as more particularly described in Section 16.4 below. 4.1.1 Base Rent. The Base Rent shall be One Hundred and Ninety -Five Thousand Five Hundred Dollars and 001100 Cents ($195,500.00) per year. The Base Rent shall be adjusted and increased annually by the method described in Section 4.1.2 below upon the commencement of the second Lease Year, 4,1.2 Base Rent Increase Lessee agrees that the Base Rent shall be increased annually by an amount equal to the greater of. an increase by three percent (3%) of the previous year's Base Rent, or an increase based on the amount indicated by the Consumer Price Index as of three (3) months prior to the beginning of the applicable adjustment date. In no event shall any such annual adjustment to the Base Rent result in an increase that is less than three percent (3%), or more than Five Percent (5%) of the Base Rent in the year amount immediately prior to the effective date of such adjustment. 4.1.3 Sales Tax The Lessee shall be liable for the prevailing State of Florida Sales, Use or similar tax imposed on the amount of Rent paid to Lessor under this Lease, in the absence of an exemption or other reduction by the State of Florida. This Sales and Use Tax shall be payable to the Lessor when Rent is due, and in turn, Lessor will remit the same, less any authorized handling deductions, if any, to the State. 14 Draft Lease Agreement 4.1.4 Percentage Rent Percentage Rent shall be equal to a percentage of Lessee's annual Gross Revenues made from or upon the Premises for that same time period. Percentage Rent shall be computed on an annual basis ("Percentage Rent Period") beginning with the Lease Date and continuing throughout the Term. The Percentage Rent shall be equal to fifteen percent (15%) of the combined Gross Revenues of the Lessee for any preceding Lease Year. PERCENTAGE RENT SHALL BE SUBJECT TO NEITHER NATURAL NOR ARTIFICIAL BREAKPOINT. 4.1.5 Manner of Payment The Percentage Rent shall be payable within sixty (60) days after the end of each Lease Year. Lessee shall deliver to the Lessor a statement setting forth the Gross Revenues during the applicable Percentage Rent Period ("Annual Percentage Rent Statement"), and Lessee shall pay to the City the amount of Percentage Rent due and payable, if any, to the Lessor pursuant to the terms of this Lease. Each Annual Percentage Rent Statement shall be signed and certified to be complete and correct by an officer of Lessee. Such statement shall show the annual Gross Revenues and an itemization of any exclusions or deductions for the current Lease Year. Lessee shall provide the Annual Percentage Rent Statement with an Annual Gross Revenue Report in substantially the same form as attached hereto as Exhibit B and Exhibit C, Lessee shall (i) pay the Lessor (x) the monthly Base Rent and (y) the Percentage Rent, and (ii) deliver the corresponding Annual Percentage Rent Statement and Gross Revenue Report for the preceding Lease Year to the City of Miami, Department of Real Estate and Asset Management at the address noted below: City of Miami Department of Real Estate and Asset Management Attention: Lease Manager 444 SW 2nd Avenue, 3rd Floor Miami, Florida 33130 4.1.6 Fair Market Value As required by applicable laws, the Lessor has determined that the Base Rent and the Percentage Rent constitutes Fair Market Value. The Lessor has made such determination based on an appraisal of the proposed project as performed by two (2) State -certified general appraisers hired by the Lessor. 4.2 Security Deposit Simultaneously upon the execution of this Lease by Lessee, the Lessee shall pay to the Lessor a security deposit equal to one hundred percent (100%) of the Base Rent specified in section 4. 1.1 above (the "Security Deposit"), to be held as security for performance by Lessee of all obligations imposed under this Lease which Lessee is required to perform during the Lease Term, and any extension thereof. The Lessor acknowledges that a portion of the Security Deposit was previously deposited by the Lessee with the Lessor as part of initial earnest money deposit 15 Draft Lease Agreement pursuant to the terms of the RFP. The Security Deposit shall be in the form of cash or its equivalent which fiends may be commingled by Lessor with its other fluids. No interest shall be paid on the Security Deposit. For so long as the Security Deposit has not been repaid by Lessor, it shall constitute an account payable by Lessor to Lessee within thirty (30) days following termination of this Lease to the extent, if any, that the Security Deposit has not been applied by Lessor as hereunder provided. If an Event of Default shall occur with respect to any covenant duty, or obligation of Lessee under this Lease, then the Security Deposit or any part thereof may be applied by Lessor, at Lessor's sole discretion, to the damages sustained by Lessor by reason of any such Event of Default or to indebtedness owing by reason of any failure of Lessee to make any required monetary payment under this Lease. No such application shall be construed as an agreement to limit the amount of Lessor's claim or as a waiver of any damage or release of any indebtedness, and any claims of Lessor under this Lease not recovered in full from the Security Deposit shall remain in full force and effect. In no way shall the security deposit serve as liquidated damages for any event of default; rather, Lessor may apply the security deposit amount to damages sustained by Lessee's default and continue to request any additional amount owed. Further, at any time or times when Lessor has made any such application of all or any part of the Security Deposit, Lessor shall have the right (but not the obligation) at any time thereafter to request in writing that Lessee pay to Lessor a sum or sums equal to the amounts so applied by Lessor so that Lessor will always be in possession of a sum equal to the amount of the Security Deposit stated above. Lessee shall make each such requested remittance within thirty (30) days following such request from Lessor and each such remittance received by Lessor shall thereupon constitute a part of the Security Deposit subject to the terms and provisions thereof. Failure to make any such requested remittance within such thirty (3 0) day period may be treated by Lessor as a failure by Lessee to make timely payment of rent and as an Event of Default. The Security Deposit shall be retained by the Lessor throughout the entire term of this Lease and, if not utilized by Lessor, will be returned less interest, and less allowable deductions, credits or setoffs by Lessor, within thirty (30) days following the surrender of the Leased Area at the termination of this Lease, inclusive of any validly exercised option period, as applicable. 4.3 Lessee's Financial Records Lessee will establish an operating entity that is unique to the operations of the Lessee in the Premises, as well as one or more bank accounts through which deposits of Gross Revenues generated from such operations will be made. The bank in which such deposits are made shall be based in the United States or shall have a large local presence, The said deposits of Gross Revenues will not be comingled with those from any other operations of the Lessee outside of the Premises or any other affiliated organizations, In addition and/or alternatively, Lessee will use an accounting system that will separately provide for a detailed accounting of Gross Revenues. The detailed accounting shall not be commingled with the Lessee's other operations; and, should comply with federal income tax returns and state sales and use tax returns. Accordingly, Lessee shall prepare and keep full, complete and proper financial records and source documents in accordance with generally accepted accounting principles, of the Gross Revenues, whether for cash, credit or otherwise, of each separate department at any time operated in the Premises. 16 Draft Lease Agreement The financial records and source documents to be kept by Lessee shall include, but shall not be limited to true copies of (1) records of inventories and receipts of merchandise; (2) profit and loss statements; (3) variance reports; (4) arrearage reports;. (5) balance sheets; (6) financial journals and sales summary records; (7) general ledgers; daily dated cash register tapes; (S) daily dated cash register summary tapes ("z" tapes); (9) prenumbered sales slips, including those for mail or telephone orders; daily sales and/or point of sale (pos) reports; (10) financial statements; (11) bank statements; (12) records of daily bank deposits from transactions at or from the premises; (13) duplicate validated bank deposit slips; (14) purchase invoices; (15) inventory and receiving records; (16) pricing schedules or other materials showing price markups; (17) federal, state, and local income tax returns; (18) state and local sales tax reports; (19) settlement statements of transactions with subtenants, concessionaires, and licensees; and any and all records that may be examined or required by an independent accountant in performing an audit of Lessee's Gross Sales or which may be requested by Lessor. If Lessee subleases the property or provides a license to a third party in accordance with Article X herein, and Lessee's operations require its sublessees (or licensees) to pay a security deposit and/or advance rent, Lessee shall deposit such security deposit/advance rent monies into a separate bank account and shall not commingle these monies with any other bank account used in its operations as described herein. Pertinent original sales records shall include, without limitation: (i) sales reports of back office systems fed from point of sale terminals, (ii) cash register tapes, including tapes from temporary registers, if any, (iii) serially pre -numbered sales slips, (iv) the original records of all mail, internet and telephone orders at and to the Premises, if any, (v) settlement report sheets of transactions with any person conducting business on the Premises, if any, (vi) original records indicating that merchandise returned by customers was purchased at the Premises by such customers, (vii) memorandum receipts or other records of merchandise taken out on approval, (viii) detailed original records of any exclusions or deductions from Gross Revenues, (ix) sales tax records, and (x) such other sales records, if any, which would normally be examined by an independent accountant pursuant to accepted auditing standards in performing an audit of Lessee's sales. 4.4 Reports by Lessee Within thirty (30) days following the last day of each month of each Lease Year, Lessee shall furnish to Lessor a monthly statement of Gross Revenues generated in the preceding calendar month ("Monthly Gross Revenue Report"), The Monthly Report shall be signed and certified to be complete and correct by an officer of Lessee. Lessee shall use a Monthly Gross Revenue Report, a sample of which is attached herewith and incorporated herein as Exhibit D to itemize any and all reportable Gross Revenues, or any similar form acceptable to Lessor. Within sixty (60) days after the end of each Lease Year, Lessee shall also furnish to Lessor the Annual Percentage Rent Statement and Annual Gross Revenue Report specified in section 4.1.5 above, showing in reasonable detail the amount of such Gross Revenues made by Lessee from the Premises during the preceding Lease Year. Any intentional misstatement of Gross Revenues will constitute a default under this Lease. 17 Draft Lease Agreement 4.5 Right to Examine Financial Records Lessor shall have the right to examine, make extracts from, and copy Lessee's financial records, source documents, bank statements, state sales and use tax returns/reports, and federal income tax returns filed by Lessee, and pertaining to the financial operations on the subject property. Lessee shall make all such documents and records available for a period of seven (7) years after the expiration of each Lease Year. Lessee shall furnish such information at the Premises or Lessee's main accounting office upon not less than thirty (30) days prior written notice from Lessor. 4.6 Audit At its option, Lessor may at any time, upon not less than thirty (30) days, prior written notice to Lessee, arrange for an auditor selected by Lessor to conduct a complete audit (including a physical inventory) of the entire records and operations of Lessee included in Gross Revenues from the Premises during the period covered by any statement issued by Lessee. Lessee shall make available to the Lessor's auditor at the Premises or Lessee's main accounting office on the day set forth in Lessor's notice, requiring such audit, all of the financial records, source documents, variance reports, general ledgers, management reports, arrearage reports, check registers, and any other materials which such auditor deems necessary or desirable for the purpose of performing such audit. Lessee shall promptly pay to Lessor the amount of any deficiency in Percentage Rent payments disclosed by any such audit. If such audit shall disclose that Lessee's statement of Gross Revenues is at variance to the extent of five percent (5%) or more, Lessor may bill to Lessee the cost of such audit, which Lessee shall pay within thirty (30) days after Lessee's receipt of Lessor's invoice. If such audit shall disclose an overpayment, Lessor shall credit such overpayment toward the next payment of Rent due. In addition to the foregoing, and in addition to all other remedies available to Lessor, in the event Lessee's auditor and Lessor's auditor shall schedule a date for an audit of Lessee's records, and Lessee shall fail to be available or shall otherwise fail to comply with the requirements for such audit, Lessee shall pay all costs and expenses associated with the canceled audit, Lessor and Lessee agree to attempt to resolve any audit dispute not resolved in sixty (60) days following delivery of the final audit by submitting the results of the disputed audit to a mutually acceptable third -party accounting firm for its opinion, the fees of which shall be paid by Lessee. In addition to Lessor's available remedies, in the event an audit or other reliable information reveals that Lessee's records are unavailable due to Lessee's failure to reasonably maintain such records, Lessor shall be entitled to collect as Additional Rent from Lessee an amount equal to the lesser of (i) fifty percent (50%) of the Percentage Rent (the "Audit Unavailability Penalty") paid by Lessee in the preceding Lease Year prorated for the period in question (i.e., if the period in question is equal to six (6) months, then the Additional Rent provided for herein will be equal to 50% (112 of the year) of the Audit Unavailability Penalty) or (ii) the difference between (x) 110% of the Percentage Rent that Lessee has calculated as payable in the year in question and (y) the Percentage Rent paid in the preceding Lease Year. Lessor's exercise of the foregoing remedy shall in no way limit or otherwise affect Lessor's ability to exercise other remedies available to it, nor shall Lessee's obligations pursuant to the terms, covenants and conditions of this Lease (including, without limitation, Lessee's obligation with 1& Draft Lease Agreement respect to reporting Gross Revenues and payment of Percentage Rent) be in any manner reduced or diminished by the exercise of such remedy. Lessor shall additionally have such audit rights as are set forth by Section 18-102, City Code, which is deemed as being incorporated by reference as if fully set forth herein. In addition Lessor shall have the ability but not the duty to conduct inspections, as are set forth in Section 18-101, City Code, deemed as being incorporated by reference as if fully set forth herein, from time to time, of the Premises as provided. 4.7 Lien for Rent & Other Charges The whole amount of the Rent and each and every installment, and the amount of all taxes, assessments, water rates, insurance premiums and other charges and Impositions not paid by the Lessee under the provisions of this Lease, and all costs, attorney's fees and other expenses which may be incurred by the. Lessor in enforcing the provisions of this Lease, or on account of any delinquency of the Lessee in carrying out any of the provisions of this Lease, shall be and they are deemed to constitute a valid lien upon the Leasehold Improvements, and upon the Lessee's leaschold estate, ARTICLE V LEASEHOLD IMPROVEMENTS 5.1 Lessee's Obligation to Provide and Fund Leasehold Improvements Should Lessee construct and install improvements to the Premises, Lessee shall, with no less than thirty (30) days prior written notice and at Lessee's sole cost and expense, submit to Lessor for Lessor's approval (not to be unreasonably withheld, delayed, or conditioned) its Plans (defined below) for the commencement and completion of the construction of the Leasehold Improvements. The plans shall include any work or equipment to be done or installed by Lessee affecting any structural, mechanical or electrical part of the Premises ("Plans"). Within thirty (30) days of receipt of the Plans, the Lessor shall give Lessee written notice of either Lessor's approval or disapproval setting forth the reasons therefore. In the event that Lessor disapproves the Plans, Lessee shall within ten (10) business days of receipt of the notice modify the Plans in accordance with the reasons set forth in Lessor's disapproval notice, if applicable. The modified Plans shall be resubmitted to Lessor for Lessor's final review and approval. 5.2 Possession Date Lessor shall deliver possession of the Premises to Lessee and Lessee shall take possession thereof on the Lease Date, as defined in Section 1.3 above. By the Lease Date, the Lessee shall have provided the City Manager or his/her designee evidence, as may be reasonably satisfactory to the Lessor, that Lessee has sufficient funding or binding funding commitments to complete the Leasehold Improvements to be constructed at the subject property. 5.3 Payment and Performance Bond 19 Draft Lease Agreement Within ten (10) days after the Lessor approves the plans in writing and Lessee obtains building permits consistent with the Plans, but in any event prior to the commencement of any construction, the Lessee shall, at Lessee's sole cost and expense, furnish the Lessor with a Payment and Performance Bond in substantially the form prescribed by Section 255.05, Florida Statutes. Plans, design and construction documents will comply with all applicable contract, legal, and regulatory requirements including, without limitation, the Florida Building Code. The Payment and Performance Bond shall be issued by a bonding company which shall be approved by Lessor, in the reasonable exercise of its discretion, in an amount equal to one hundred percent (100%) of the costs to construct the Leasehold Improvements described in Exhibit E naming the Lessor as the owner/obligee, and the Lessee or Lessee's general contractor, as the principal guaranteeing the payment and performance of Lessee's obligations with respect to any and all construction work pertaining to the Leasehold Improvements, free of construction or other liens. The conditions of the Payment and Performance Bond shall be to insure that the Lessee or Lessee's general contractor will: i. Promptly make payment to all claimants, as defined in Section 255.05 Florida Statutes, as amended, supplying the Lessee with labor, materials, or supplies, used directly or indirectly by the Lessee in the prosecution of the work related to the Leasehold Improvements under this Lease; ii. Pay Lessor all losses, damages, expenses, costs, and attorney's fees, including appellate proceedings, that Lessor sustains because of a default by Lessee under this Lease pursuant to claims made under Section 255.05, Florida Statutes; and iii. Perform the guarantee of all obligations of the Lessee's under this Lease with respect to the construction, and the acquisition and installation of the Leasehold Improvements, The Payment and Performance Bond may be terminated at such time as the construction, and the acquisition and installation of the Leasehold Improvements are completed as evidenced by issuance of a Certificate of Occupancy and reasonably satisfactory evidence thereof is provided by the Lessee to the City Manager, including certification by the Lessee's architect that all requirements of the Payment and Performance Bond have been satisfactorily concluded, and by the issuance of a Certificate of Occupancy. The form of the Payment and Performance Bond, a sample of which is attached herewith by reference as Exhibit F, shall be approved by the City Manager or the Risk Manager as his designee and by the City Attorney as to legal form, which approval shall not be unreasonably withheld, 5.4 Contractor's Insurance The Lessee shall require every contractor performing any work pertaining to the Leasehold Improvements to furnish certificates of insurance, including Builder's Risk insurance, if applicable, to the reasonable satisfaction of the Lessor in accordance to Exhibit G attached hereto. Copies of such certificates shall be furnished to the City of Miami Risk Manager, 444 SW 21a Avenue 9t" Floor, Miami, FL 33130, The City will be named as an additional insured on such policies. 5.5 Conveyance of Improvements 20 Draft Lease Agreement The Lessee hereby, in consideration of the granting of this Lease shall upon termination or expiration of this Lease, convey unto Lessor, free and clear of all liens, title to all Leasehold Improvements of a permanent character, including but not limited to, refrigerators, stoves, freezers, hood systems, grills, dishwashers, sinks, kitchen work stations and light fixtures. In addition to the Leasehold Improvements to be conveyed to Lessor as referenced above, Lessee shall further grant to the Lessor the right to purchase from the Lessee, all of Lessee's personal property added to or installed at the Premises by the Lessee during the Lease Term, including all furnishings, and equipment at actual cost less depreciation as determined by an appraisal, provided that the Lessor by written notice to the Lessee at least forty five (45) days prior to the expiration or termination of the Lease Term. 5.6 Premises to Remain Free of Liens The Lessee shall make, or cause to be made, prompt payment of all money due and legally owing to all persons doing any work, including subcontractors, or providing supplies and equipment in connection with the construction, reconstruction or operation of the Premises. The Lessee shall have no power or right to and shall not in any way encumber the Lessor's fee simple interest in the Premises. If any liens or encumbrances shall at any time be filed against the Premises, the Lessee shall, upon acquiring knowledge of such lien or encumbrance, promptly take and diligently pursue a cause of action to have the same discharged or to contest in good faith the amount or validity thereof and if unsuccessful in such contest, to have the same discharged. If Lessee fails to discharge the lien, the Lessor, in addition to any other right or remedy that it may have, may take such action as may be reasonably necessary to protect its interest, and the Lessee shall be responsible for any and all reasonable costs incurred by the Lessor in connection with such action, including all reasonable legal fees, costs and expenses. 5.7 Lessor Approval All Plans furnished under this Lease are expressly subject to Lessor's written approval, which the City Manager is hereby authorized to act on behalf of for purposes of such approval, and which approval he or she may not unreasonably withhold or delay. No approval by the City Manager of any Plans furnished under this Lease pursuant to this section shall relieve Lessee of any obligation it may have at law to file such Plans with any department of the City or any other governmental authority having jurisdiction over the issues; or to obtain any building or other permit or approval required by applicable laws. Lessee acknowledges that any approval given by the City Manager pursuant to this Section shall not constitute an opinion or agreement by the City that the Plans are structurally sufficient or in compliance with any applicable laws. ARTICLE VI CONDUCT OF BUSINESS BV LESSEE 6.1 Operation of Lessee's Business At all times during the Lease Term, Lessee shall manage the Premises with due diligence and efficiency, in Lessee's sole discretion, subject to the limitations set forth in this Lease, and in 21 Draft Lease Agreement a manner prudent and in accord with the current first class and best business practices and techniques within the locale for Lessee's business in similar businesses located in Miami -Dade County. Lessee shall carry at all times in the Premises a stock of merchandise of such quantity, character and quality as shall be in accord with comparable businesses within the locale of the Premises. 6.2 Signs Lessee will not place or permit to be placed or maintained on any exterior door, wall or window of the Premises, or within the interior of the Premises, any signage or advertising matter of any kind, without first obtaining Lessor's written approval and consent, which may not be unreasonably withheld. Lessee shall erect an exterior sign of type, composition and design in conformance with the City of Miami Zoning Code and the Sign Regulations of Miami -Dade County, as applicable. Lessee further agrees that such signs, awning, canopy, decoration, lettering, advertising matter or other thing as may be approved shall be maintained in good condition and repair at all times. ARTICLE VII MAINTENANCE, REPAIR AND ALTERATION OF PREMISES 7,1 Lessee's Maintenance Obligations Lessee, at its sole cost and expense, agrees to provide the necessary management and labor to continuously maintain the Leasehold Improvements in the Premises, including all operating equipment, utility services, and connections within the Premises. Lessee, at its sole cost and expense, agrees to provide, janitorial and custodian services, trash and garbage removal services, and any and all other related services necessary to have the Premises, and the Leasehold Improvements remain in good, safe, code compliant and sanitary condition and repair throughout the Lease Term. Lessee shall be responsible for periodic painting of the interior and exterior of the Premises and decorating the interior of the Premises, maintaining its equipment, fixtures, furnishings, and other personal properly in good condition and repair. All maintenance shall be at the Lessee's sole cost and expense and will be subject to general inspection by the Lessor to insure a continuing quality of maintenance and appearance and physical condition of the Premises commensurate with maintenance, health, and safety standards established by the Lessor and Applicable Law, 7.2 Lessee's Repair Obligation Subject to the provisions of this Lease regarding casualty damage and condemnation and except as otherwise provided for in this Lease, Lessee, at Lessee's sole cost and expense, at all times during the Lease Term, shall make all repairs to all Leasehold Improvements, including, without limitation, all heating, ventilating and air-conditioning equipment and any other repair or replacement to the Leasehold Improvements. The Lessee will be responsible for maintenance and repairs in the Leased Area throughout the term of this Lease. For avoidance of doubt, the Lessee's repair obligations shall not include (i) any initial installation or provision of City Improvements or (ii) any repair, maintenance or replacement that includes areas outside of the 22 Draft Lease Agreement Premises, or (iii) any repair, maintenance or replacement, which is the responsibility of Lessor, as provided in Section 7.3 below. 7.3 Changes/Alterations. Lessee shall not install or cause to be installed any exterior signs, affixed exterior machinery, shades, awnings in and to the Premises or any part thereof without the prior written consent of the Lessor, which consent the City Manager is hereby authorized to give, and may not unreasonably withhold or delay. No approval by the City Manager of any changes or alterations shall relieve Lessee of any obligation it may have at law to file the required documents with any department of the City or any other governmental authority having jurisdiction over the issues; or to obtain any building or other permit or approval required by law. Lessee acknowledges that any approval given by the City Manager pursuant to this section shall not constitute an opinion or agreement by the City that the changes or alterations are in compliance with any applicable laws. 7.4 Capital Expenditure Fund Commencing in Lease Year ten (10) and extending through Lease Year fifteen (15), Lessee shall set aside an amount equal to twenty percent (20%) per year of Average Repair Costs into a separate reserve account (until 100% of Average Repair Costs is deposited), in order to fund capital expenditures for the Premises ("CapEx Fund"), which is required to be capitalized as an improvement to the Premises. The CapEx Fund may be used beginning in Lease Year eleven (11). The CapEx Fund shall be applied toward major repairs and improvements, including, but not limited to, substantial mechanical and structural purchases, upgrades, improvements, or repairs; the CapEx Fund shall not be applied to minor repairs due to regular wear and tear. The CapEx Fund accrued from Lease Years ten (10) through fifteen (15) must be spent in the manner specified above on or before Lease Year twenty-five (25). Commencing in Lease Year twenty-five (25) and extending through Lease Year thirty (30), the CapEx Fund shall be replenished in an amount equal to ten percent (10%) per year of Average Repair Costs. Commencing in Lease Year forty (40) and extending through Lease Year forty-five (45), the CapEx Fund shall be replenished in an amount equal to ten percent (10%) per year of Average Repair Costs. Any amounts remaining in the CapEx Fund must be spent in the manner specified above on or before the termination of the Lease. Lessee shall maintain financial accounting and "scope of work" records together with any corresponding documentation of amounts placed and amounts used from the CapEx Fund, which shall be subject to review by Lessor, in the manner specified above in sections 4.6 and 43 of this Lease. ARTICLE VIII INSURANCE AND INDEMNITY 8.1 Insurance on the Premises 23 Draft Lease Agreement In connection herewith, Lessee shall obtain and maintain or cause to be obtained and maintained in full force and effect throughout the period of this Lease, the insurance coverage set forth in Exhibit H. If required by state, county, or city laws from time to time for work conducted on or use of municipal properties, Lessee shall obtain and maintain or cause to the obtained and maintained throughout or during the Lease Term, as applicable, such types and amounts of payment, performance, maintenance, or restoration bond(s) as shall be required to be reviewed and approved by the City's Risk Management Department in coordination with Lessee's Risk Manager. The Lessor reserves the right to reasonably amend the herein insurance requirements as may be applicable in connection with the scope contemplated under this agreement. Lessor further reserves the right to request copies of all applicable policies in connection with this agreement. 8.2 Delivery of Insurance Policies All liability, statutory workers compensation and property policies, if applicable, shall be retained by the Lessee. Except as otherwise specifically provided, all other policies of insurance required to be furnished shall be held by and be payable jointly to the Lessor and the Lessee with the proceeds to be distributed in accordance with the terms of this Lease. Insurance company certificates evidencing the existence of all of these policies of insurance shall be delivered to the Lessor. All policies of insurance required by this Lease shall provide that they shall not be amended or canceled on less than thirty (30) days prior written notice to the Lessor and all insured beneficiaries of the policies shall contain waiver of subrogation rights endorsements, as required below. The Lessor shall have no obligation to pay premiums, make contributions to the insuring company or any other person, or to satisfy any deductible. On or before the Lease Date and not less than thirty (30) days prior to the expiration date of any policy required to be carried pursuant to this section, the Lessee shall deliver to the Lessor the applicable respective policies, or insurance company certificates evidencing all policies of insurance and renewals required to be furnished. Receipt of any documentation of insurance by the Lessor or by any of its representatives that indicates less coverage than required does not constitute a waiver of the Lessee's obligation to fulfill the insurance requirements herein. The Lessor shall appear listed as an additional insured on all applicable liability policies, and loss payee on any property policy. The insurance shall be primary and non-contributory, and should include all corresponding endorsements in connection with the agreement, and as required by the City. 8.3 Adjustment of Loss Any Gross Insurance Proceeds recovered on account of any damage or destruction by any casualty shall be made available for the payment of the cost of the reconstruction, replacement or repairs. All of the Gross Insurance Proceeds plus the amount of any deductible applicable to said damage or destruction shall be deposited by the insurance company or by the Lessee (in the case of the deductible) with an escrow agent reasonably acceptable to the City Manager, with instructions to the escrow holder that the escrow holder shall disburse the funds to the Lessee, with notice thereof to the Lessor, as the work of the reconstruction, replacement or repairs progresses upon certificates of the architect or engineer supervising the work that the disbursements then requested, plus all previous disbursements made from such Gross Insurance 24 Draft Lease Agreement Proceeds, plus the amount of any deductible, do not exceed the cost of the work already completed and paid for, and that the balance in the escrow fund is sufficient to pay for the reasonably estimated cost of completing the required work. The escrow holder shall be any bank mutually agreeable to Lessor and Lessee. If the amount of the Gross Insurance Proceeds is less than the cost of the required work, then Lessee shall pay the excess cost; and if the amount of the Gross Insurance Proceeds is greater than the cost of the required work, then the excess shall be paid to and belong to the Lessee. 8.4 Indemnification of Lessor Lessee shall indemnify, defend and. hold Lessor harmless from and against any and all claims actions, damages, liability and expense in connection with personal injury and/or damage to or destruction of Premises arising from or out of any occurrence in, upon or at the Premises, or arising from the occupancy or use by Lessee of the Premises or any part thereof, or occasioned wholly or in part by any act or omission of Lessee, its agents, contractors, employees, servants, customers, invitees, licensees, sublessees or concessionaires, excluding any claims arising from the negligence or willful misconduct of the Lessor (or any other person acting on behalf of the Lessor as its contractor, employees, agent or representative). Lessee shall further indemnify Lessor for any penalties, fines, costs, expenses, suits, liabilities, claims, or damages resulting from Lessee's failure to perform its obligations in this Lease and/or for Lessee's failure to comply with applicable laws. In case Lessor shall be made a party to any litigation commenced by or against Lessee and covered by this indemnity provision, then Lessee shall protect and hold Lessor harmless and pay all of Lessor's costs and attorney's fees incurred by Lessor in connection with such litigation, and any appeals thereof, Lessee shall also pay all of Lessor's third party costs, expenses and reasonable attorneys' fees that may be incurred or paid by Lessor in enforcing the covenants and agreements in this Lease inclusive of administrative, litigation and appellate proceedings. Further, Lessee shall indemnify, defend and hold Lessor harmless from and against any and all claims actions, damages, liability and expense arising from or caused by the presence, in or about the Premises, of any Hazardous Materials placed on or about the Premises by Lessee, or its agents, employees or assignees, or at Lessee's direction, or by Lessee's failure to comply with all applicable Environmental Laws. 8.5 Waiver of Subrogation Lessee waives all rights to recover against the Lessor for any damages arising from any cause covered by any insurance required to be carried by Lessee, or any insurance actually carried by Lessee. The Lessee shall cause its insurer(s) to issue appropriate waiver of subrogation rights endorsements to all policies of insurance carried in connection with the Premises, or any part thereof. 8.6 Release of Lessor The Lessee and its assignees, for and in consideration of the leasing and the demise of the Premises to the Lessee, hereby release, remise and discharge the Lessor, its officers and employees, of and from all claims, demands, and actions, whether in law or in equity, which may be filed or asserted by the Lessee or its assignees for or on account of improvements made and 25 Draft Lease Agreement furniture, fixtures and equipment installed in the Premises, and from any and all costs and expenses of Lessee or its assignees in connection with this Lease, including, but not limited to those costs associated with the development of the Premises and acquisition of the Leasehold Improvements (the "Claim"). It is the intent of the Parties that this provision shall control over any other provision in this Lease and that notwithstanding any limited representations provided by Lessor under Section 2.4 of this Lease, neither the Lessee, nor its assignees shall seek to recover from the Lessor compensation for, or reimbursement of, any costs, losses, fees or expenses incurred by the Lessee or its assignees. The terms of this provision shall expressly be made a part of any future assignment or mortgage of the Leasehold Interest. ARTICLE IX SERVICES AND UTILITIES 9.1 Lessee to Provide and Pay for Utilities The Lessee shall pay, or cause to be paid, all proper charges for gas, electricity, light, heat, water and power, for telephone, protective and other communication services, and for all other public or private utility services, which shall be used, rendered or supplied upon or in connection with the Premises and any Leasehold Improvements, if any, or any part of it, at any time during the Lease Term, and the Lessee shall comply with all contracts relating to any such services and will do all other things required for the maintenance and continuance of all services as are necessary for the proper maintenance and operation of the Premises and the Leasehold Improvements. The Lessee shall, at its sole expense, procure any and all necessary permits, licenses or other authorization required for the lawful and proper installation and maintenance upon the Premises of wires; pipes, conduits, tubes and other equipment and appliances for use in supplying any such utilities, services or substitutes to the Premises. 9.2 Lessor Not Liable for Failure of Utilities The Lessor shall not be liable for any failure of water supply, sewer, gas or electric current, or for any injury or damage to any person or to the Premises caused by or resulting from water, gas or electricity which may leak or flow from the water or gas mains on to any part of the Premises or the Leasehold Improvements. The Lessor shall not be required to mare any alteration to any service or utility system of the Premises on behalf of Lessee. Lessor shall not be liable for temporary failure of services, and any such temporary failure shall not be deemed to constitute actual or constructive eviction, nor entitle Lessee to any abatement or diminution in rent payable under this Lease. Lessor shall not make or allow to be made after the Lease Date any changes in any utility service to, through, wider or above the Premises that would result in a materially disruptive effect on the use or operation of the Premises by the Lessee and its customers, 'including but not limited to fiber optics, telephone, electricity, water, storm and sanitary sewer, gas, heat, ventilation and air conditioning, without the prior written consent of Lessee, which shall not be unreasonably withheld, conditioned or denied; further, provided, that the written consent of the Lessee shall not be required for minor, routine and customary, maintenance, repair, improvement and upgrades made by the utility provider to the utilities it furnishes. 26 Draft Lease Agreement ARTICLE X SUBLEASES, ASSIGNMENTS AND TRANSFERS 10.1 Subleases, Assignments and Transfers Lessee shall not, at any time during the Lease Term, enter into (i) any sublease, license, concession, easement, or permit agreement with respect to the Premises or (ii) sublease, assign or transfer this Lease to any third party or parties, which has the effect of granting exclusive possession to the Premises and assigning the rent and other obligations set forth in this Lease to any third party or parties (collectively "Transfer"), without first procuring the prior written consent of the City. The provisions of this Article constitute the sole means by which Lessee may request Lessor's consent to a Transfer. In recognition of the fact that this Lease was awarded to Lessee following a competitive procurement relying on Lessee's unique attributes, any Transfer of this Lease to any third party or parties (except as otherwise permitted under this Article X) shall require the prior written approval of the City, which may grant, deny, refuse or consent to such Transfer, in the City's sole discretion, based on reasonable commercial factors including the credit worthiness, solvency, reputation, ability and experience of such proposed transferee. If approved, any such transferee shall be required to sign a written agreement assuming all terms and conditions of the Lease, without exception in a forrn satisfactory to the Lessor. Any such attempted Transfer of the Lease, without the Lessor's prior written consent, shall be void and of no force or effect and shall not confer any interest or estate in the purported Transfer and will additionally be a default by Lessee of this Lease. It is agreed that all terms and conditions of this Lease shall extend to and be binding on all transferees, assignees or Sub -lessees as may be approved by Lessor and shall be for a period of time equal to or less than the Lease Term. Lessor reserves the right to directly terminate the rights and interests of any transferee or Sub -lessee under any Transfer for any cause for which Lessee's Leasehold Interest may be terminated. Lessee shall reimburse to Lessor, as Additional Rent, all costs and expenses, including third party attorneys' fees, which Lessor reasonably incurs by reason of or in connection with a Transfer, and all negotiations and actions with respect thereto, such Additional Rent to be due and payable within thirty (30) days of receipt of a statement of such costs and expenses from Lessor. 10.2 Procedure for Transfer Subject to the provisions of Section 10.1, should Lessee desire to Transfer the Lease, Lessee shall, in each instance, give written notice of its intention to do so to Lessor's City Manager at least thirty (30) days prior to the effective date of any such proposed Transfer, specifying in such notice the nature of such proposed Transfer and the proposed date thereof and specifically identifying the proposed Sub -lessee, Assignee or transferee. Such notice shall be accompanied by a copy of the proposed Transfer agreement and any other documents or financial information Lessor may reasonably require in order to determine the suitability of the Sub -lessee, Assignee or transferee. If requested by Lessor, Lessee shall provide to Lessor copies of all Transfer documents and amendments thereto. Lessor shall either (i) withhold consent to the Transfer, together with a detailed explanation for such denial, or (ii) consent to such Transfer upon the terms and subject to the conditions provided for in this Article, by mailing written 27 Draft Lease Agreement notice to Lessee of its intent to do so. Lessee acknowledges and agrees that the imposition of the conditions provided herein requiring Lessor's consent is reasonable, 10.3 Additional Consideration Payable to Lessor If Lessor gives its consent to any Transfer, Lessor shall be entitled to any proceeds from any such Transfer, with the Lessor's participation capped at a maximum of four percent (4%) of gross proceeds from the sale if the Lease is assigned or otherwise transferred or sold within Lease Years one (1) through five (5); and five percent (5%) if transferred after Lease Year five (5) ("Transfer Fee"). Lessee shall, in consideration of any Transfer, include in Lessee's Gross Revenues the amount of Sub -Lessee's, Assignee's or transferee's Gross Revenues which shall be listed separately on Lessee's Annual Report. Assignee's or transferee's records shall be kept in accordance with Article IV. Additionally, Lessor reserves the right to examine transferee's books and audit transferee's entire records in accordance with Article IV of this Lease. The Transfer fee shall be perpetual and shall apply to any successive Transfer procured by the terms of this Lease for as long as this Lease is active, including modifications and extensions, if any. The acceptance by Lessor of the payment of rent following any Transfer prohibited by this Axticle shall not be deemed to be consent by Lessor to any such Assignment or Transfer, nor shall the same be deemed a waiver of any right or remedy of Lessor hereunder. 10.4 Definitions As used in this Article, the term: "Transfer" means: 1. any total or partial sale, or assignment of Lessee's business or Leasehold Estate or any contract or agreement to do any of the same, including by entering into a sublease, assignment, transfer agreement, concession agreement, etc. 2. any transfer of more than forty-nine percent (49%) of the stock of Lessee or of the stock of any Owner, other than an Owner whose shares are publicly traded, if the transfer results in a transfer of more than forty- nine percent (49%) of the beneficial ownership of Lessee; 3. any merger, consolidation or sale or lease of all or substantially all of the assets of the Lessee or of any Owner, other than an owner whose shares are publicly traded. "Owner" means: any person, firm, corporation or other entity which owns, directly or indirectly, legally or beneficially, more than fifteen percent (15%) of the stock of the Lessee, but shall not include any shareholder of an Owner whose shares are publicly traded. "Owner whose shares are publicly traded" means: 1, an Owner who has filed an effective registration statement with the Securities & Exchange Commission (or its successor) with respect to the IM Draft Lease Agreement shares of any class of its voting stock or of all classes of any other form of ownership interest which includes voting rights; and 2. whose voting stock and other form of ownership interest described in clause (i) is listed for trading purposes on a securities exchange subject to the regulatory jurisdiction of the Securities & Exchange Commission (or its successor) or is publicly traded over the counter. 10.5 Acceptable Transfers The Lessee recognizes that the operational experience of the Lessee as set forth in the proposal was given special consideration by the Lessor in the public selection process undertaken by the Lessor for the award of this Lease. Therefore, Lessee agrees that except as permitted pursuant to this Article X of this Lease, no Transfer may be made, suffered or created by the Lessee, or any Owner without the prior written consent of the City Manager, which consent shall not be unreasonably withheld or delayed. The following Transfers shall be permitted hereunder without the written approval of the City Manager: (a) Any Transfer directly resulting from the foreclosure of Lessee's Leasehold Estate, provided that such purchaser or grantee is an institutional investor (including a bank or other similar financial institution) or an agent, designee or nominee of an institutional investor which is wholly owned or controlled by an institutional investor, and that such purchaser or grantee within six (6) months after taking possession of the Premises, shall have entered into an agreement for the management and operation of the Premises with an Acceptable Operator or is itself an Acceptable Operator; (b) the issuance of stock or stock options to Lessee's directors, officers, or employees, provided the stock or stock options issued constitute, in the aggregate, less than fifteen percent (15%) of the issued and outstanding stock of Lessee; The Parties hereby acknowledge and agree that anything herein to the contrary notwithstanding, the "going public" by Lessee, including, but not Iimited to, the filing of a registration statement with the Securities and Exchange Commission and/or the creation of one or more classes of stock and the offering of shares of stock to the public for purchase, shall not constitute a Transfer hereunder and shall not require the consent of the Lessor. Any consent to a Transfer shall not waive or abridge any of the Lessor's rights to consent to a subsequent Transfer. Any Transfer made in violation of the terms hereof shall be null and void and of no force and effect. Any transferee must be an institutional investor (as provided above) or an Acceptable Operator in each such instance. 10.6 Notice of Transfer With respect to any Transfer which must be approved by the City Manager, the Lessee shall give or cause to be given to the Lessor written notice (including all information necessary for the Lessor to make an evaluation of the proposed Acceptable Operator according to the requirements of this Lease) of any Transfer of which Lessee, or its officers shall have knowledge, not less than thirty (30) days prior to any such proposed Transfer, and the Lessor shall within thirty (30) days of its receipt of such information, advise Lessee in writing if it shall consent to same. If the Lessor shall not consent to a Transfer, the City Manager shall state the 29 Draft Lease Agreement reasons for such disapproval in his notice to Lessee. If the Lessor is not required to consent to a Transfer pursuant to the terms hereof, the Lessee shall notify the Lessor in writing of same within thirty (30) days after the date of Transfer. In the event that City Commission approval is required by this Lease, the City Manager shall use due diligence to present the request for Transfer to the City Commission as soon as practicable and the time for performance by Lessor shall be reasonably extended to provide sufficient time for presentation to the City Commission. 10.7 Information as to Shareholders, etc. If applicable, Lessee shall from time to time throughout the Lease Term, as the Lessor shall reasonably request, furnish the Lessor with a complete statement, subscribed and sworn to by the President or Vice -President and the Secretary or Assistant Secretary of the Lessee, setting forth (to the extent known) the full names and addresses of material holders of stock interests in Lessee, and the extent of their holdings, and in the event any other parties have a material beneficial interest in such stock, their full names and addresses and the extent of such interest as determined or indicated by the records of Lessee. Notwithstanding the foregoing, the information required by this Section shall not be required to be furnished with respect to the shareholders of any Owner whose shares are publicly traded. As used in this section, the term "material" shall mean ownership of not less than a ten (10%) percent interest in Lessee. 10.8 Effectuation of Permitted Transfers No Transfer shall be effective unless and until: (1) all Rents, taxes, assessments, impositions, insurance, permitting and other charges required to be paid by the Lessee under this Lease shall be paid by the Lessee up to the date of transfer, and all other covenants and agreements to be kept and performed by the Lessee shall be substantially complied with at the date of the Transfer; and (2) the entity to which such Transfer is made, by instrument in writing reasonably satisfactory to the City Manager (subject to approval as to legal form by the City Attorney) and in a form recordable among the land records, shall, for itself and its successors and assigns, and especially for the benefit of the Lessor, expressly assume all of the obligations of Lessee under this Lease, agree to be subject to all conditions and restrictions to which Lessee is subject, including the additional guarantees required under Section 16.5 of this Lease; provided, however, that any transferee shall not be required to assume any personal liability under this Lease with respect to any matter arising prior or subsequent to the period of such transferee's actual ownership, partial or whole, of the Leasehold Estate created by this Lease (it being understood, nevertheless, that the absence of any such liability for such matters shall not impair, impede or prejudice any other right or remedy available to the Lessor for default by Lessee). Nothing herein shall be construed to relive or release the Lessee from liability for the performance of all of the obligations of Lessee under this Lease. 10.9 Criteria for Consent for Transfer The Lessor may, at its sole discretion, condition its consent to a permitted Assignment, Sublease or Transfer upon satisfaction of all or any of the following conditions: Im Draft Lease Agreement (1) The proposed entity to which the Leasehold is being assigned, transferred, or subleased ("Transferee"), shall be an Acceptable Operator; (2) Transferee shall satisfy the qualification requirements imposed upon Lessee and set out in the original RFP; (3) Transferee shall have no open permits, liens, fines, unsafe structures, or any open lawsuits; (4) The net assets of the Transferee immediately prior to the Transfer shall not be less than: (a) the net assets of the Transferor whose interest is being transferred immediately prior to the Transfer; (b) the net assets of said Transferor on the Lease Date adjusted for inflation; or (c) an amount reasonably necessary to discharge Lessee's remaining obligations hereunder; (5) Such Transfer shall not adversely affect the quality and type of business operation which the Lessee has conducted theretofore; (6) Such Transferee, shall possess qualifications for the Lessee's business substantially equivalent to Lessee or an Acceptable Operator, or shall engage an Acceptable Operator and shall have demonstrated recognized experience in successfully operating such a business, including, without limitation, experience in successfully operating a similar quality business; (7) Such Transferee shall agree to continue to operate a business similar to the use conducted at the Premises pursuant to this Lease; (8) Such Transferee shall assume in writing, in a form acceptable to Lessor, all of Lessee's obligations hereunder, and Lessee shall provide Lessor with a copy of all documents pertaining to such Transfer; (9) Transferee shall submit to a credit check and other background checks as Lessor sees fit. Failure or refusal to submit to said credit and background checks shall be an automatic disqualification of the potential transferee; (10) Lessee shall pay to the Lessor any due, but unpaid Rent. 10,10 Liability of Lessee If a Transferee does not meet all of the criteria set forth in this Article, Lessor, at its sole option, may require Lessee or Owner transferring such interest to remain liable under this Lease for the performance of all terms, including, but not limited to, payment of Rent due under this Lease. If a Transferee does meet the criteria set forth in this Article, Lessee shall be released from any and all remaining liability and/or obligations set forth in this Lease from the effective date of such Assignment or Transfer, but shall remain liable and responsible as provided by this Agreement and applicable laws for performance of duties including, without limitation, payment of rent prior to the effective date of such transfer. 10.11 Acceptance of Rent from Transferee 31 Draf Lease Agreement The acceptance by Lessor of the payment of Rent following any Transfer prohibited by this Article shall not be deemed to be a consent by Lessor to any such Transfer, nor shall the same be deemed to be a waiver of any right or remedy of Lessor hereunder. 10.12 Transfers of the Lessor's Interest At the Lessee's request, Lessor shall provide the Lessee copies of any and all agreements or contracts pertaining to the total or partial sale, assignment, conveyance, mortgage, trust or power, or other transfer in any mode or form of or with respect to the Lessor's reversionary or fee interest in the Premises, or any part thereof, or any interest therein, or any contract or agreement to do any of the same, to any purchaser, assignee, mortgagee, or trustee. Lessor hereby agrees to incorporate the terms and conditions set forth in this Lease or in any agreement or contract with such purchaser, assignee, mortgagee, or trustee. 10.13 Mortgages of Leasehold Interest 10.13.1 Right to Mortgage, All rights of Lessee pursuant to this Lease are mortgageable, pledgeable, assignable or transferable, in accordance with the terms of this Lease. Any successor to, or assignee of, the rights of Lessee hereunder (whether as the result of voluntary assignment, foreclosure, assignment in lieu of foreclosure or otherwise) shall hold or be entitled to exercise the rights of Lessee hereunder as fully as if named as such party herein. No party exercising rights as Lessee hereunder shall have or incur any liability for the acts of any other party which previously exercised or subsequently shall exercise such rights. In no way shall Lessee have any authority to mortgage the ownership interest belonging to Lessor. 10.13.2 Requirements for Mortgage, In addition to the requirements specified throughout this Lease, Lessee may only pledge, hypothecate, or otherwise mortgage the Leasehold Estate with the written permission of the City Manager, the permission for which shall not be unreasonably withheld. 10.13.3 Notice. In the event Lessor gives a notice of default under this Lease to Lessee, Lessor shall also send a copy of such notice to any holder of a Leasehold Mortgage, provided such holder or its mortgagor shall have sent Lessor a notice informing it of the existence of such Leasehold Mortgage and the name of the person or officer and the address to which copies of the notices of defaults are to be sent (each a "Mortgagee"). Such Mortgagee shall have an additional thirty (30) days to cure any default that is capable of being cured with the payment of money, and an additional thirty (30) days for all other defaults (and such additional time, as to non -monetary defaults, as the Mortgagee in good faith and with reasonable diligence either attempts to cure such default or commences and thereafter prosecutes with reasonable diligence, if not enjoined or stayed, appropriate proceedings for foreclosure or other enforcement of the liens securing its financing). Initiation of foreclosure proceedings against Lessee shall constitute "diligence" by a Mortgagee hereunder so long as such foreclosure proceedings are continuously pursued and all rent and additional rent is being paid to Lessor by Lessee or Mortgagee during the pendency of any foreclosure proceeding. The 32 Draft Lease Agreement foregoing requirements to give notice of default to a Mortgagee and allow such Mortgagee an opportunity to cure such default shall not delay the exercise of self- help remedies by Lessor in the event of an emergency. 10.13.4 Rights of Mortgagees, Once Lessor has received a notice as specified in the preceding section, then, from and after receipt of such notice: (1) No voluntary termination by Lessee of this Lease shall be effective unless consented to in writing by such Mortgagee; and any material amendment or material modification of this Lease or the exercise by Lessee of any option to terminate this Lease without the written consent of such Mortgagee shall be voidable as against such Mortgagee at its option. If any Mortgagee shall fail to respond to any written consent under this section within thirty (30) days after the receipt by such Mortgagee of such written request (which written request shall make specific reference to this section), the Mortgagee shall be deemed to have denied its consent to such request. No notice required to be given to Lessee by Lessor shall be effective as to such Mortgagee unless and until a copy thereof has been given to such Mortgagee. (2) Lessor shall accept performance of any and all of Lessee's obligations hereunder, including the obligations to pay rent, from any such Mortgagee and the performance of such obligation by such Mortgagee shall be deemed to have been a cure effected by Lessee. Lessor hereby consents to the entry onto the Premises by any such Mortgagee for the purpose of effecting the cure of any default by Lessee, In the event of a default by Lessee hereunder, any Mortgagee may affect the cure of such default by foreclosing its Mortgage, obtaining possession of the Premises and performing all of Lessee's obligations hereunder, (3) If it shall be necessary for any such Mortgagee to obtain possession of the Premises to effect any such cure of a default by Lessee under this Lease, then Lessor shall not commence any proceeding or action to terminate the Lease Term if (a) such Mortgagee shall have informed Lessor within the grace period applicable to such Mortgagee that such Mortgagee has taken steps to foreclose its Leasehold Mortgage, to obtain possession of the Premises, (b) the rent and all monetary obligations of Lessee shall be paid and all other provisions and requirements of this Lease which are capable of being observed and performed without obtaining possession of the Premises are so observed and performed while any such foreclosure, other action or other remedy is being prosecuted by any such Mortgagee and for so long thereafter as such Mortgagee shall have obtained possession of the Premises, and (c) such Mortgagee shall be diligently prosecuting such foreclosure or cancellation and attempting to effect a cure of the default. Nothing herein contained shall be deemed to require the Mortgagee to continue with any foreclosure or other proceedings, or, in the event such Mortgagee shall otherwise acquire possession of the Premises, to continue such possession, if the default in respect to which Lessor shall have given the notice shall be remedied. (4) Lessor agrees that in the event of the termination of this Lease by reason of any 33 Draft Lease Agreement default by Lessee or rejection of this Lease in a bankruptcy proceeding effecting Lessee, and if Lessor has prior to such termination been given written notice of the name and address of such Mortgagee, Lessor will enter into a new agreement for the Premises with any Mortgagee or a wholly owned subsidiary of Mortgagee for the remainder of the Lease Term, effective as of the date of such termination, at the rent and upon the terms, options, provisions, covenants and agreements as herein contained, provided: i. Such Mortgagee shall make written request upon Lessor for such new agreement prior to or within ten (10) days after the date of such termination and such written request is accompanied by payment to Lessor of all sums then due to Lessor hereunder; ii. Such Mortgagee or its nominee shall pay to Lessor at the time of the execution and delivery of said new lease any and all sums which would at that time be due hereunder but for such termination; and iii. That in the event there exists more than one Mortgagee, the first Mortgagee shall have the first option to become Lessee under the provisions of this section, with priority over the second Mortgagee. (5) No Mortgagee shall become liable under the agreements, terms, covenants or conditions of this Lease unless and until it becomes the owner of the estate held by Lessee. All of the provisions contained in this Lease with respect to Leasehold Mortgage and the rights of Mortgagees shall survive the termination of this Lease for such period of time as shall be necessary to effectuate the rights granted to all Mortgagees by the provisions of this Lease. Nothing herein contained shall require any Mortgagee or its nominee to cure any default by Lessee hereunder, unless Mortgagee accepts assignment and assumption; however this shall not preclude the City from seeking a judicial remedy for any such losses or breaches of the Lease in a manner consistent with the terms of this Lease. ARTICLE XI COMPLIANCE WITH LAWS 11.1 Compliance with Laws Lessee shall, at Lessee's sole cost and expense, comply with all applicable Federal, State, and local laws, and all applicable permitting and regulatory requirements, rules, regulations, codes, ordinances, and written policies now in force, or which may hereafter be in force, pertaining to Lessee or its use of the Premises, and shall faithfully observe in the use of the Premises or in the performance of any alterations (including, without limitation, the construction of any Leasehold Improvements) all applicable laws now in force or which may hereafter be in force. 34 ARTICLE XII ENVIRONMENTAL LIABILITY 12.1 Definition of Terms Draft Lease Agreement For purposes of this Article XII the following terms shall have the meaning attributed to them herein: 1. "Hazardous Materials" means any toxic or hazardous substance, material, or waste, and any other contaminant, pollutant or constituent thereof, whether liquid, solid, semi-solid, sludge and/or gaseous, including without limitation, chemicals, compounds, pesticides, petroleum products including crude oil and any fraction thereof, asbestos containing materials or other similar substances or materials which are regulated or controlled by, under, or pursuant to any federal, state or local statutes, laws, ordinances, codes, rules, regulations, orders or decrees including, but not limited to, all applicable laws. 2. "Environmental Laws" shall include all applicable laws, rules and ordinances, existing now or in the future during the Term, as amended, modified, supplemented, superseded or replaced at any time during the Term, that govern or relate to: the existence, cleanup and/or remedy of contamination of property; the protection of the environment from spilled, deposited or otherwise emplaced contamination; the control of hazardous or toxic substances or wastes; the use, generation, discharge, transportation, treatment, removal or recovery of Hazardous Materials; or otherwise regulating the impact of human activities on the environment. 3. "Costs" shall mean all costs incurred in connection with correcting any violations of any Environmental Laws and/or in connection with the clean-up of contamination on the Premises. 4. "Clean Up" shall mean any remediation and/or disposal of Hazardous Materials at or from the Premises which is ordered by any federal, state, or local environmental regulatory agency. 12.2 Lessee's Environmental Covenant The Lessee shall not cause or permit any Hazardous Materials to be brought upon, treated, stored, disposed of, discharged, released, produced, manufactured, generated, refined, or used upon, about or beneath the Premises or any portion thereof by the Lessee, its agents, employees, contractors, licensees, or invitees except as may be customarily used and required to conduct Lessee's business or as may be used in compliance with Environmental Laws. Lessee .shall not permit any activities on the Premises that would violate Environmental Laws, If Lessee should breach this covenant, Lessee shall take all actions necessary to comply with all Environmental Laws and shall, at Lessee's sole cost and expense, perform any and all Clean Up. Lessee's obligation under this section shall survive the expiration or earlier termination of this Lease for a period of two (2) years. 12.3 Survival of Lessee's Obligations 35 Draft Lease Agreement The respective rights and obligations of Lessor and Lessee under this Article XII shall survive the expiration or termination of this Lease for a period of one (1) year. ARTICLE XIII DAMAGE OR DESTRUCTION OF PREMISES 13.1 Definitions For the purposes of this Article X1I1, the following words shall have the meanings attributed to them in this Section 13.1: (a) "Completely Destroy " means the destruction of the safe, leasable use or occupancy of a substantial portion of the Premises under this Lease which damage cannot reasonably be repaired, restored or replaced within one hundred eighty (180) calendar days from the date on which the damage occurred. , (b) "Partial Destruction" means any damage to the Premises which damage can reasonably be repaired, restored or replaced within one hundred eighty (180) calendar days from the date on which the damage occurred. 13.2 Duty to Repair, Restore or Replace Premises after Damage In the event of damage by fire or otherwise of the Premises including any machinery, fixtures or equipment which are a part of the Premises, the Parties agree as follows. In the event of Partial Destruction of the Premises, within sixty (60) calendar days of the damage (subject to reasonable delay and/or Force Majeure), (i) the Lessee shall use the Gross Insurance Proceeds available, together with Lessee's own funds (if the Gross Insurance Proceeds are insufficient) to commence and diligently pursue to completion within one hundred eighty (180) calendar days from the date the damage occurred (subject to reasonable extension due to Force Majeure or delays by Lessor in the repair, restoration, or replacement of the damaged or destroyed portion of the Premises as required in order for the Lessee to commence the restoration of the Leasehold Improvements), the repair, restoration or replacement of the damaged or destroyed portion of the Leasehold Improvements ("Restoration Work"), and this Lease shall remain in full force and effect, with no abatement in Rent. In the event the Premises are Completely Destroyed at any time during Lease Term, Lessee, in its sole discretion, shall have the option to select whether to terminate this Lease within sixty (60) days of the damage. In the event the Lessee shall determine not to terminate this Lease, then at the Lessee's sole cost and expense, (together with Gross Insurance Proceeds available for that purpose), Lessee shall commence and diligently pursue to completion the Restoration Work, in accordance with the provisions of Section 13.3 below, and Lessee shall complete the Restoration Work within twelve (12) months from the date the damage occurred (subject to reasonable extension due to Force Majeure or delays by Lessor in the repair, restoration, or replacement of the damaged or destroyed portion of the Premises as required in order for the Lessee to commence the restoration of the Leasehold Improvements), and this Lease shall remain in full force and effect, with no abatement in Rent. Alternatively, the Lessee may elect not to undertake the Restoration Work by providing written notice to Lessor and in which event this Lease shall terminate, and the Lessee shall, at the Lessee's sole cost and 36 Draft Lease Agreement expense, (but using along with the Lessee's own funds, Gross Insurance Proceeds available for that purpose) deliver possession of the Premises to Lessor free and clear of all debris and Lessor and Lessee shall each be released thereby from any further obligations hereunder accruing after the effective date of such termination, except that such release shall not apply to any Rent or other sums accrued or due, Lessee's obligations regarding surrender of the Premises including the removal of debris, and environmental liability as provided for in Article XII. 13.3 Performance of Restoration Work In the event Lessee undertakes any Restoration Work in accordance with the provisions of this Article, such Restoration Work by Lessee shall be substantially the same as possible to the condition that existed immediately prior to the damage, and shall be performed in accordance with the provisions of Article V applicable to the construction of any Leasehold Improvements. Lessor hereby acknowledges and agrees that Lessee's obligations hereunder and the time periods set forth above are subject to Force Majeure, and reasonable extensions based on the severity of the damage. 13.4 No Additional Right to Terminate Except for the Lessee's right to terminate this Lease in accordance with the provisions of Article XIII set forth herein, Lessee waives the provisions of any statute, code or judicial decision which grants Lessee the right to terminate this Lease in the event of damage or destruction of the Premises. 13.5 Lessee's Right to Terminate If Lessee elects to exercise the option given under Subsection 13.2, to terminate this Lease, then any and all Gross Insurance Proceeds paid for damage or destruction of the Premises shall be applied as follows; First toward debris removal; and Second, toward the balance of the proceeds, if any, after payment of any Rent due, shall be paid to the Parties as the respective Rent shall be prorated based on the useful life of the Premises prior to the casualty event as compared to the remaining term of the Lease and any option periods without consideration of the termination of the Lease as provided in this Section. 13.6 Payment for Construction of Restoration Work Except as otherwise provided for in this Article XIII, all Gross Insurance Proceeds shall be applied by the Parties to the payment of the cost of the Restoration Work to restore the Premises, and the Gross Insurance Proceeds shall be paid out, the Restoration Work shall be performed, and the Lessee shall make additional deposits with an escrow agent, if any are required, as may be applicable. 13.7 Collection of Insurance Proceeds 37 Draft Lease Agreement The Lessor shall in no event be responsible for the non -collection of any insurance proceeds under this Lease but only for insurance money that shall come into its hands. 13.8 Unused Insurance Proceeds and Deposits In the event any Gross Insurance Proceeds or sums deposited with an escrow agent or Lessor in connection with the Restoration Work shall remain in the hands of an escrow agent or the Lessor, if the Parties have agreed to allow the Lessor to hold the insurance proceeds until completion of the Restoration Work, and if the Lessee shall not then be in default under this Lease in respect of any matter or thing of which notice of default has been served on the Lessee, then the remaining funds shall be applied first towards any unpaid Rent, and the remaining balance paid to the Lessee, ARTICLE XIV EMINENT DOMAIN 14.1 Total Condemnation In the event that all of the Premises (or such portion thereof as shall, in the good faith opinion of Lessor or Lessee, render it economically unfeasible for its intended purpose) shall be taken for any public purpose by the right of condemnation, the exercise of the power of eminent domain or shall be conveyed by the Lessor and Lessee acting jointly to avoid proceedings of such taking, the Rent pursuant to this Lease shall be prorated and paid by the Lessee to the date of taking or conveyance in lieu thereof, and this Lease shall terminate and become null and void as of the date of taking or such conveyance. Any damages resulting to Lessor and Lessee, respectively, and to their respective interests in and to the Premises, the Leasehold Improvements, and in connection with this Lease (which amount of damages shall be calculated based on the remaining term of the Lease and any option periods without consideration of the termination of the Lease as provided in this Section), shall be separately determined and computed by the court having jurisdiction and separate awards and judgments with respect to damages to Lessor and Lessee, respectively, and to each of their respective interests, shall be made and entered. 14.2 Partial Condemnation In the event less than all of the Premises shall be taken for any public use or purpose by the right or the exercise of the power of eminent domain, or shall be conveyed by the Lessor and Lessee acting jointly to avoid proceedings of such taking, and Lessee shall be of the good faith opinion that it is economically feasible to effect restoration thereof, then this Lease and all the covenants, conditions and provisions hereunder shall be and remain in full force and effect as to the Premises not so taken or conveyed. Lessee shall to the extent the proceeds of the Gross Condemnation Award are made available to it, pursuant to the terms hereof, remodel, repair and restore the remaining portion of the Premises so that it shall be comparable to the Premises prior to the condemnation; provided, however, that in so doing, Lessee shall not be required to expend more than the amount of any Gross Condemnation Award actually received by Lessee. 38 Draft Lease Agreement The Gross Condemnation Award allowed to Lessor and Lessee shall be paid to and received by the Parties as follows: (a) There shall be paid to the Lessor the value of the portion of the land so taken and Lessor's reversionary interest in the improvements so taken, which land and reversionary improvements shall be valued as if unencumbered. Lessor shall further be paid an amount by which the Rent has been reduced by the taking; (b) There shall be paid to the Lessee any amount by which Lessee's profits and value of Lessee's interest in the Lease and the Premises have been reduced by the taking after any payment required by the Lease; (c) There shall be paid to the Lessee the amount required to complete the remodeling and repairs to the Premises pursuant to (a) above; (d) The Lessor and Lessee shall be paid portions of the balance of the Gross Condemnation Award or awards, if any, which are allocable to and represented by the value of their respective interest in the Premises as found by the court in its condemnation award. 14.3 Adjustment of Rent Upon Partial Taking In the event a part of the Premises shall be taken for any public use or purpose by the exercise of the power of eminent domain, or shall be conveyed by Lessor and Lessee acting jointly to avoid proceedings of such taking, then Rent pursuant to this Lease shall be paid by Lessee to the Date of Taking or conveyance in lieu thereof, and after such date the Base Rent for the remainder of the Lease Term shall be reduced on an equitable basis and Percentage Rent shall continue at the same rate. 14.4 Deposit of Condemnation Award with Escrow Agent Unless the effect of a condemnation proceeding shall be to terminate this Lease by operation of law or as provided in Section 14.2 above, any Gross Condemnation Award made in respect to the Premises in a condemnation proceeding shall be deposited with an escrow agent selected by the Lessor to be disbursed for the cost of restoring the Premises. 14.5 Temporary Taking In the event that all or any portion of the Premises shall be taken by the right of condemnation or the exercise of the power of eminent domain for governmental use or occupancy for a temporary period, this Lease shall not terminate and Lessee shall continue to perform and observe all of its obligations (including the obligation to pay Rent as provided throughout this Lease) as though the temporary taking had not occurred except only to the extent that it may be prevented from so doing by the terms of the order of the authority which make the temporary taking or by the conditions resulting from the taking, including the loss of its possession of all or any part of the Premises. If the period of governmental occupancy extends beyond the termination of the Lease Term, the Lessor shall be entitled to receive that portion of the Gross Condemnation Award allocable to the period beyond the termination of the Lease Term. The amount of any Gross Condemnation Award payable to Lessee, on account of a 39 Draft Lease Agreement temporary taking of all or any part of the Leasehold Improvements, shall be deemed a part of the Lessee's Leasehold Estate for all purposes in this Lease. If the Gross Condemnation Award does not separately determine the amount applicable to the taking of the interest of the Lessor in this Lease and in the Leasehold Improvements and if Lessor and Lessee shall not agree in writing as to the proportion of the award so applicable to the respective Parties, then Lessor and Lessee shall submit the matter to the court on stipulation for the purpose of a judgment determinative of the interest of the Parties in accordance with the terms of this sub -section. ARTICLE XV PAYMENT OF TAXES, ASSESSMENTS AND OTHER IMPOSITIONS 15.1 Payment of Taxes and Impositions From and after the Lease Date, Lessee shall pay all ad valorem and similar taxes, surcharged, levies, charges, assessments, and impositions levied against the Premises before any fine, penalty, interest or costs are added for non-payment. All such ad valorem and similar taxes, governmental levies, charges, impositions and assessments shall be payable by Lessee directly to the taxing authority prior to delinquency (without penalty) of such taxes, provided that Lessor has advised Lessee of its share of such taxes and assessments in a written notice, including a copy of the tax bill prior to delinquency. 15.2 Installment Payments of Ad Valorem Taxes and Impositions Lessee agrees that the Premises or any interest thereon is subject to ad valorem taxation. Lessee, at its option, may enroll in the Miami -Dade County Ad Valorem Tax Payment Plan. If by law, any ad valorem taxes or other Impositions are payable or may, at the option of the taxpayer, be paid in installments (whether or not interest shall accrue on the unpaid balance of the Imposition), the Lessee may pay the same (and any accrued interest on the unpaid balance of the Imposition), in installments before any fine, penalty, interest or cost is added for the nonpayment of any installment and interest. Any Imposition relating to a fiscal period of the taxing authority, a part of which period is included before the Lease Date and part of which is included after the Lease Date shall be adjusted as between the Lessor and the Lessee as of the commencement of the Lease Term, so that the Lessee shall pay that portion of the Imposition attributable to that part of the fiscal period included in the Lease Term, and the Lessor shall pay the remainder, if applicable. Any Imposition relating to a fiscal period of the taxing authority, a part of which period is included within the Lease Term and a part of which is included in a period of time after Lease Term shall be adjusted as between the Lessor and the Lessee as of the termination of the Lease Term, so that the Lessee shall pay that proportion of the Imposition attributable to that part of the fiscal period included in the Lease Term, and the Lessor shall pay the remainder, if applicable. 15.3 Payment in Lieu of Taxes The Lessee shall be responsible for the following payments or for payments in lieu of taxes ("PILOT") during the use period in the event the Property is deemed exempt from ad valorem real estate taxes; in which case, Lessee will pay the City an annual PILOT in an amount 40 Draft Lease Agreement initially equal to three thousand three hundred and seventy-six and 711100 dollars ($3,376.71) per year. The PILOT will increase on each anniversary of the Lease Date at a rate equal to three percent (3%). If Lessee is required to pay ad valorem taxes on the Property, it shall not be required to pay the PILOT. 15.4 Proof of Payment The Lessee shall furnish to Lessor, within thirty (30) days after the date whenever any Imposition is payable by or on behalf of the Lessee, official receipts of the appropriate taxing authority, photocopies or other proof satisfactory to the Lessor, evidencing the payment. 15.5 State -Owned Sovereignty Submerged Land In the event the Lessee wishes to utilize the Premises in a manner that would derive income directly or indirectly from the use of the State-owned sovereignty submerged lands, or otherwise is required to make payments under applicable law, the Successful Proposer shall be solely responsible for all fees, costs, expenses, impositions, and payments due. ARTICLE XVI DEFAULT OF LESSEE 16.1 Lessee Default The occurrence of any one or more of the following events is deemed a "Lessee Default": a. If the Lessee defaults in the due and punctual payment of any installment of Rent, as and when due and payable in accordance with this Lease, and such default continues for more than ten (10) days after the sum is due; b. Except with respect to an event of Force Majeure, in the event Lessee shall cease to operate its business, unless in connection with alterations or renovations, for a period of fifteen (15) consecutive days; c. In the event a petition in bankruptcy under any present or future bankruptcy laws (including but not limited to reorganization proceedings or voluntary insolvency filing) be filed by or against Lessee and such petition is not dismissed or contested in good faith within sixty (60) days from the filing thereof, or in the event Lessee is adjudged a bankrupt; d. In the event an assignment for the benefit of creditors is made by Lessee; e. In the event of an appointment by any court of a receiver or other court officer of Lessee's Premises and such receivership is not dismissed or contested in good faith within sixty (60) days from the date of such appointment; f. In the event Lessee removes, attempts to remove, or permits to be removed from the Premises, except in the usual course of trade, a substantial portion of the Leasehold Improvements (furnishings, fixtures, and equipment) installed or placed upon the Premises by the Lessee during the Lease Term; 41 Drafi Lease Agreement g. In the event Lessee, before the expiration of the Lease Terin, and without the written consent of Lessor, abandons the possession of the Premises, or uses the same for purposes other than the purposes for which the same are hereby leased or as otherwise permitted by Lessor, and such default continues for more than thirty (30) days after written notice of the default from the Lessor to the Lessee, In the event an execution or other legal process is levied upon the goods, furniture, effects or other personal property of Lessee brought on the Premises, or upon the interest of Lessee in this Lease, and the same is not satisfied, dismissed or contested in good faith within sixty (60) days from such levy; or h. In the event Lessee defaults in the due performance or observance of any Lease term, covenant, condition or provision, other than the payment of Rent, including without limitation failure to maintain insurance coverage in effect, failure to obtain permits or approvals required by law, or failure to timely pay taxes, fees, surcharges, or other impositions when required by law, and such default continues for more than thirty (30) days after written notice of the default from the Lessor to the Lessee, or such longer period as is reasonably necessary to diligently cure such default; or i. Inability of Lessee to produce financial records under the circumstances set forth in Article IV of this Lease. 1.6.2 Remedies of Lessor If any Lessee Default occurs, Lessor shall have the right after the expiration of the applicable cure period, and at the sole discretion of Lessor, to terminate this Lease upon providing five (5) days written notice, An Event of Default shall be deemed to have occurred at the expiration of such five (5) day period if the default has not been cured by the expiration of such five (5) day period. Lessor may terminate the Lease irrespective of any suit or action brought by Lessee and the time period required for termination of this Lease shall not be tolled by the filing of a suit or action. Additionally, if any Event of Default occurs, Lessor may, at its option, from time to time, without terminating this Lease, re-enter and re -let the Premises, or any part thereof, as the agent and for the account of Lessee upon such terms and conditions as Lessor may deem advisable or satisfactory, in which event the rents received on such reletting shall be applied first to the expenses of such re -letting and collection including but not limited to, necessary renovation and alterations of the Premises, reasonable attorney's fees, any real estate commissions paid, and thereafter toward payment of all sums due or to become due to Lessor hereunder; and if a sufficient sum shall not be thus realized or secured to pay such sums and other charges, at Lessor's option, Lessee shall pay Lessor any deficiency immediately upon demand therefore, notwithstanding that Lessor may have received periodic rental in excess of the periodic rental stipulated in this Lease in previous or subsequent rental periods, and Lessor may bring an action therefore as such deficiency shall arise. Nothing herein, however, shall be construed to require Lessor to reenter and re -let the Premises in any event. Lessor shall not, in any event, be required to pay Lessee any surplus of any sums received by Lessor on a re -letting of said Premises in excess of the rent provided in this Lease. Elm Draft Lease Agreement If any Event of Default occurs, Lessor shall have the right to obtain injunctive and declaratory relief, temporary and/or permanent, against Lessee for any acts, conduct or omissions of Lessee, and to further obtain specific performance of any term, covenant or condition of this Lease, including but not limited to the appointment of a receiver to operate Lessee's business at the Premises. If any Event of Default occurs, Lessor shall have the right, at its option, to declare all Rent (or any portion thereof) for the entire remaining Lease Term, and other indebtedness owing by Lessee to Lessor, if any, immediately due and payable without regard to whether possession of the Premises shall have been surrendered to or taken by Lessor, and may commence action immediately thereupon and recover judgment therefore. If any Event of Default occurs, Lessor, in addition to other rights and remedies it may have, shall have the right to remove all or any part of Lessee's personal property from the Premises and any personal property removed may be stored in any public warehouse or elsewhere at the cost of, and for the account of Lessee, and Lessor shall not be responsible for the care or safekeeping thereof whether in transport, storage or otherwise, and Lessee hereby waives any and all claim against Lessor for loss, destruction and/or damage or injury which may be occasioned by any of the aforesaid acts. No such re-entry or taking possession of the Premises by Lessor shall be construed as an election on Lessor's part to terminate this Lease unless a written notice of such intention is given to Lessee. Notwithstanding any such re -letting without termination, Lessor may at all times thereafter elect to terminate this Lease for such previous default. Any such re-entry shall be allowed by Lessee without hindrance, and Lessor shall not be liable in damages for any such re- entry, or guilty of trespass or forcible entry. It is expressly agreed that the forbearance on the part of Lessor in the institution of any suit or entry of judgment for any part of the Rent herein reserved to Lessor, shall not serve as a defense against nor prejudice a subsequent action for such Rent. Lessee hereby expressly waives Lessee's right to claim a merger or waiver of such subsequent action in any previous suit or in the judgment entered therein. Furthermore; it is expressly agreed that claims for liquidated Base Rent and/or Percentage Rent may be regarded by Lessor, if it so elects, as separate and independent claims capable of being separately assigned. Any and all rights, remedies and options given in this Lease to Lessor shall be cumulative and in addition to and without waiver of, or in derogation of, any right or remedy given to it under any laws now or hereafter in effect. 16.3 No Waiver by Lessor The waiver (either expressed or implied by law) by Lessor of any default of any term, condition or covenant herein contained shall not be a waiver of any subsequent default of the same term or any other term, condition or covenant herein contained. The consent or approval by Lessor to or of any act by Lessee requiring Lessor's consent or approval shall not be deemed to waive or render unnecessary Lessor's consent to or approval of any subsequent similar act by Lessee. No re-entry hereunder shall bar the recovery of rents or damages for the default or delay on the part of Lessor to enforce any right hereunder and shall not be deemed a waiver of any 43 Draft Lease Agreement preceding default by Lessee of any term, covenant or condition of this Lease, or a waiver of the right of Lessor to annul this Lease or to re-enter the Premises or to re -let same. 16.4 Late Payment Fee Any installment of Rent not received within five (5) days after the due date shall be subject to a late payment fee. Lessee shall pay, in addition to the payment then due, five percent (5%) of the amount due ("Late Fee"), and in the event that any check, bank draft, order for payment, or negotiable instrument given to Lessor for any payment under Lease shall be dishonored for any reason whatsoever not attributable to Lessor, Lessor, in addition to the five (5%) percent Late Fee, shall be entitled to make an administrative charge to Lessee of One Hundred and 01100 Dollars ($100.00), or the actual charge, to Lessor by Lessor's bank for dealing with such dishonored tender, whichever is greater. In the event that it shall be necessary for Lessor to give more than one (1) written notice to Lessee of any violation of this Lease, during the term hereof, Lessor shall be entitled to make an administrative charge to Lessee of Twenty-five and 01100 Dollars ($25.00) for each such subsequent notice after the first notice. Lessee recognizes and agrees that the charges Lessor is entitled to make upon the conditions stated in this section represent, at the time this Lease is made, a fair and reasonable estimate of the costs of Lessor in the administration of the Premises resulting from the events described herein, which costs are not contemplated or included in any Rent or other charges provided to be paid by Lessee to Lessor in this Lease. Any charges becoming due under this Section of this Lease shall be added to and become due with the late payment for which the charge was assessed, and shall be collectible as a part thereof. 16.5 Additional Guarantees In the event that Lessee defaults in accordance with the terms of this Article, or otherwise fails to perform any obligation required by this Lease, which directly or indirectly causes Lessor to suffer damages, and thereafter Lessee fails to cure or remedy the respective default in accordance to the terms of this Lease, Lessee's parent company, if any, and Lessee's President shall assume responsibility as a personal guarantors (collectively "Guarantor"), and shall pay the amounts due or perform the obligation required, as applicable. Guarantor may, at Lessor's option, be joined in any action or proceeding commenced by Lessor against Lessee in connection with and based upon the failure of Lessee to perform. 16.6 Remedies Cumulative No remedy conferred upon or reserved to the Lessor or the Lessee shall be considered exclusive of any other remedy, but shall be cumulative and shall be in addition to every other remedy given under this Lease or existing at law or in equity or by statute; and every power and remedy given by this Lease to the Lessor or the Lessee may be exercised from time to time and as often as occasion may arise or as may be deemed expedient by the Lessor or the Lessee. No delay or omission of Lessor or Lessee to exercise any right or power arising from any default shall impair any right or power, nor shall it be construed to be a waiver of any default or any acquiescence in it. 44 Draft Lease Agreement 16.7 Lessor Default. In the event that Lessor shall at any time be in default of the terms of this Lease and any such default shall continue for a period of sixty (60) days after written notice to Lessor, and Lessor shall not thereafter cure or commence to cme the default, Lessee shall have the right at any time thereafter (but in no event shall be obligated) to cure such default for the account of Lessor, and Lessor shall reimburse Lessee for any amount paid and any expense or contractual liability so incurred upon invoice. ARTICLE XVII ACCESS BY LESSOR 17.1 Right of Entry Lessor and Lessor's agents shall have the right to enter the Premises at all reasonable times upon reasonable prior written notice to the Lessee (except in the case of an emergency when no notice is required) to examine the same, If Lessee shall not be personally present to open and permit entry into the Premises at any time, when for any reason an entry therein shall be necessary or permissible, Lessor or Lessor's agents may enter the same without in any manner affecting the obligations and covenants of this Lease, Nothing herein contained, however, shall be deemed or construed to impose upon Lessor any obligation, responsibility or liability whatsoever, for the care, maintenance or repair of the Premises or any part thereof, except as otherwise herein specifically provided, ARTICLE XVIII DAMAGE TO LESSEE'S PROPERTY 15.1 Loss and Damage Unless caused by a negligent act or omission of Lessor or Lessor's officers, employees, or agents, the Lessor shall not be responsible for any damage to any property of Lessee (including without limitation appliances, equipment, machinery, stock, inventory, fixtures, furniture, improvements, displays, decorations, carpeting and painting), or of others located on the Premises, nor for the loss of or damage to any property of Lessee, or of others by theft or otherwise. Lessor shall not be liable for any injury or damage to persons or Premises resulting from fire, smoke, explosion, falling plaster, steam, gas, electricity, water, rain, or leafs from any part of the Premises or from the pipes, appliances or plumbing works or from the roof, street or subsurface or from any other place by dampness or by any other cause of whatsoever nature. Lessor shall not be liable for any patent or latent defect in the Premises. All property of Lessee kept or stored. on the Premises shall be so kept or stored at the risk of Lessee only and Lessee shall hold Lessor harmless from any and all claims arising out of damage to same, including subrogation claims by Lessee's insurance carriers. 45 ARTICLE XIX HOLDING OVER & SUCCESSORS 19.1 Holding Over Draft Lease Agreement In the event Lessee remains in possession of the Premises after the expiration of the Lease Term, Lessee, at the option of Lessor, shall be deemed to be occupying the Premises as a Lessee at sufferance at a monthly rental equal to two (2) times the Base Rent and the Percentage Rent of the preceding Lease Year, payable during the last month of the Lease Term hereof. In addition, Lessee agrees to pay monthly: (a) one -twelfth (1112) of the taxes for the Premises based upon the total taxes payable for the Lease Year immediately prior to the Lease Year in which the expiration occurs; (b) cost of insurance for which Lessee would have been responsible if this Lease had been renewed on the same terms contained herein; (c) all sales taxes assessed against such increased rent, and (d) any and all Additional Rent otherwise payable by Lessee hereunder. Such tenancy shall be subject to all the other conditions, provisions and obligations of this Lease. Lessee's obligation to pay any rents or sums provided in this Lease shall survive the expiration or earlier termination of this Lease. 19.2 Successors All rights and liabilities herein given to, or imposed upon, the respective Parties hereto shall extend to and bind the several respective heirs, executors, administrators, successors, and the assigns of the said Parties; and if there shall be more than one Lessee, they shall be bound jointly and severally by the terms, covenants and agreements herein. Nothing contained in this Lease shall in any manner restrict Lessor's right to assign or encumber this Lease and, in the event Lessor sells its interest in the Premises and the purchaser assumes Lessor's obligations and covenants, Lessor shall thereupon be relieved of all further obligations hereunder. ARTICLE XX EQUAL EMPLOYMENT OPPORTUNITIES 20.1 Equal Employment Opportunities The Lessee agrees that during the Lease Term; (a) it will not discriminate against any employee or applicant for employment because of race, creed, color, place of birth, religion, national origin, sex, age, marital status, veteran and disability status and will take definitive action to assure that applicants are employed and that employees are treated during employment without regard to race, creed, color, place of birth, religion, national origin, sex, age, marital status, veteran and disability status; (b) post in conspicuous places, available to employees and applicants for employment, notices, the form of which is to be provided by the Lessor, setting forth provisions for this nondiscrimination clause; (c) in all solicitations or advertisements for employees placed by or on behalf of the Lessee shall state that all qualified applicants will receive consideration for employment without regard to race, creed color or national origin; and (d) if applicable, to send to each labor union or representative of workers with which the construction contractor has a collective bargaining agreement or other contract or understanding 46 Draft Lease Agreement a notice, the form of which is to be provided by the Lessor, advising the union or representative of the Lessee's commitment and posting copies of the notice in a conspicuous places available to employees and applicants for employment. 20,2 Community Small Business Enterprise Lessee shall work towards achieving Community Small Business Enterprise ("CSBE") goals, employing the requirements of the Community Small Business Enterprises set forth in the City of Miami Procurement Ordinance, codified in Chapter 18, Article III, City Code, as a model; and shall try to attain, but not mandate, a plan for its achievement, which will strive to provide equal opportunity in hiring and promoting for Miami -Dade County certified CSBE companies, the disabled and veterans. Such plan shall include a set of positive measures taken to insure utilization of CSBE companies when practicable and nondiscrimination in the work place as it relates to hiring, firing, training and promotion. 20.3 Non -Discrimination Lessee represents and warrants to the Lessor that it will comply with §18-188, §18-189 and §18-190 of the City of Miami Code incorporated herein. Lessee hereby represents and warrants that it shall not engage in discriminatory practices and shall not discriminate in connection with Lessee's use of the Premises on account of race, national origin, ancestry, color, sex, religion, age, handicap, familial status, marital status or sexual orientation. Further, should the Lessee introduce or have existing membership rules for patrons at the Premises, that it will comply with the nondiscrimination provisions incorporated within §18-188, §18189, §18-190, and §18-191 of the City of Miami Code as incorporated herein by reference. ARTICLE XXI MISCELLANEOUS 21.1 Accord and Satisfaction No payment by Lessee or receipt by Lessor of a lesser amount than the Rent or other amount due as specified herein shall be deemed in satisfaction of any such amounts owed; nor shall any endorsement or statement on any check remitting partial payment or any letter accompanying any partial payment be deemed an accord and satisfaction of Lessee's debt. Lessor may accept such check or payment without prejudice to Lessor's right to recover the balance of such Rent or pursue any other remedy provided herein or by law. 21.2 Public Records Lessee shall additionally comply with Section 119,0701, Florida Statutes, including without limitation: (1) keep and maintain public records that ordinarily and necessarily would be required by the City to perform this service; (2) provide the public with access to public records on the same terms and conditions as the City would at the cost provided by Chapter 119, Florida Statutes, or as otherwise provided by law; (3) ensure that public records that are exempt or confidential and exempt from disclosure are not disclosed except as authorized by law; (4) meet EVA Draft Lease Agreement all requirements for retaining public records and transfer, at no cost, to the City all public records in its possession upon termination of this Agreement and destroy any duplicate public records that are exempt or confidential and exempt from disclosure requirements; and, (5) provide all electronically stored public records to the City in a format compatible with the City's information technology systems. 21.3 Entire Agreement This Lease and the Exhibits attached hereto and forming a part thereof as if fully set forth herein constitute all of the covenants, promises, agreements, conditions and understandings between Lessor and Lessee concerning the Premises and there are no covenants, promises, conditions or understandings, either oral or written, between them other than those set forth herein. All representations, either oral or written, made between the Parties shall be deemed to be merged into this Lease. No course of prior dealings between the Parties or their officer's employees, agents or affiliates shall be relevant or admissible to supplement, explain or vary any of the terms of this Lease. Acceptance of, or acquiescence in, a course of performance rendered under this or any prior agreement between the Parties or their affiliates shall not be relevant or admissible to determine the meaning of any of the terms of this Lease. Except as herein otherwise provided, no subsequent alteration, change or addition to this Lease shall be binding upon Lessor or Lessee unless reduced to writing and signed by the Parties. Any amendments to this Lease must be approved with the same formalities as were used in its execution; providing, however, that the City Manager may administratively execute non -material (i.e. non -substantial) amendments of the Lease in the exercise of his professional discretion. This Lease has been. negotiated "at arm's length" by and between Lessor and Lessee, each having the opportunity to be represented by legal counsel of its choice and to negotiate the form and substance of this Lease, and therefore, in construing the provisions of this Lease neither party will be deemed disproportionately responsible for draftsmanship. 21.4 Independent Parties It is understood and agreed by the Parties hereto that this Lease does not create a fiduciary or other relationship between the Parties, other than as Lessor and Lessee or contracting parties, as applicable. Lessor and Lessee are and shall be independent contracting parties and nothing in this Lease is intended to make either Party a general or special agent, joint venturer, partner or employee of the other for any purpose. 21.5 Notices Any notice by the Parties required to be given must be served by certified mail return receipt requested, or by hand delivery, addressed to Lessor or Lessee at: If to Lessor at: If to Lessee at: City Manager City of Miami 48 444 SW 2nd Avenue, 10th Floor Miami, Florida 33130 Attn: With copies to: With a copy to: City of Miami City Attorney Office of City Attorney 444 SW 2nd Avenue, 9th Floor Miami, Florida 33130 City of Miami Director, Department of Real Estate and Asset Management 444 SW 2nd Avenue, 3rd Floor Miami, Florida 33130 Attn: Draft Lease Agreement All notices given hereunder shall be effective and deemed to have been given upon receipt by the party to which notice is being given, said receipt being deemed to have occurred upon hand delivery or posting, or upon such date as the postal authorities shall show the notice to have been delivered, refused, or undeliverable, is evidenced by the return receipt or proof of deliver. Notwithstanding any other provision hereof, Lessor shall also have the right to give notice to Lessee in any other manner provided by law. If there shall be more than one Lessee, any notice required or permitted by the terms of this Lease may be given by or to any one thereof, and shall have the same force and effect as if given to all thereof. 21.6 Captions and Section Numbers The captions, section numbers, and article numbers appearing in this Lease are inserted only for convenience and in no way define, limit, construe, or describe the scope or intent of such sections or articles of this Lease nor in any way affect this Lease. 21.7 Partial Invalidity If any term, covenant or condition of this Lease or the application thereof to any person or circumstances .shall, to any extent, be deemed invalid or unenforceable by a Court with jurisdiction, the remainder of this Lease shall not be affected thereby and each term, covenant or condition of this Lease shall be valid and enforceable to the fullest extent permitted by law. 21,8 Estoppel Certificate Each party agrees that it will, at any time and from time to time, within ten (10) business days following written notice by the requesting party specifying that it is given pursuant to this section, execute, acknowledge and deliver to the requesting party a statement in writing certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect and stating the modifications), and the date to which the Base Rent, Percentage Rent and any other payments due hereunder from Lessee 49 Draft .Lease Agreement have been paid in advance, if any, and stating whether or not there are defenses or offsets claimed by the certifying party and whether or not to the best knowledge of certifying party, the requesting party is in default in performance of any, covenant, agreement or condition contained in this Lease, and if so, specifying each such default of which certifying party may have knowledge. The failure of the certifying party to execute, acknowledge and deliver to the requesting party a statement in accordance with the provisions of this Section within said ten (10) business day period, shall constitute an acknowledgment by the certifying party, which may be relied on by any person holding or proposing to acquire an interest in the Premises or any party thereof, that this Lease is unmodified and in full force and effect and that all Rent and dues have been fully paid to and including the respective due dates immediately preceding the date of such notice, and shall constitute, as to any person entitled as aforesaid to rely upon such statement, a waiver of any defaults which may exist prior to the date of such notice. It is agreed that nothing contained in the provisions of this Section shall constitute waiver by requesting party of any default in payment of rent or other charges existing as of the date of such notice and, unless expressly consented to in writing by requesting party and, certifying party shall still remain liable for the same. There will be a two hundred fifty dollar ($250.00) regulatory fee per Section 166.221, Florida Statutes for each request made of Lessor for each Estoppel Certificate requested, payment in full shall be made at the time of the request. No certificate shall be issued without payment of the fee. 21.9 Waiver Failure on the part of either party to complain of any action or nonaction on the part of the other, no matter how long the same may continue, shall never be deemed to be a waiver by such party of any of its rights hereunder. Further, it is covenanted and agreed that no waiver at any time of any of the provisions hereof by either party shall be construed as a waiver of any of the other provisions hereof, and that a waiver at any time of any of the provisions hereof shall not be construed as a waiver at any subsequent time of the same provisions. The consent or approval to or of any action by either party requiring such consent or approval shall not be deemed to waive or render unnecessary such consent or approval to or of any subsequent similar act by such party. 21.10 Time is of the Essence Time is of the essence with respect to the performance of every provision of this Lease in which time of performance is a factor. 21.11 No Discrimination It is intended that the Premises shall be operated in a manner whereby all customers, employees, licensees and invitees of the Lessee shall have the opportunity to obtain all the goods, services, accommodations, advantages, facilities and privileges of the Premises without discrimination because of race, creed, color, sex, age, national origin, ancestry, handicap or disability of any kind. To that end, Lessee shall not discriminate in the conduct and operation of its business in the Premises against any person or group of persons because of the race, creed, 50 Draft Lease Agreement color, sex, age, national origin, ancestry, handicap or disability of such person or group of persons. 21.12 Governing Law, Venue, & Attorney's Fees It is the intent of the Parties hereto that all questions with respect to the construction of the Lease and the rights and the liabilities of the Parties hereto shall be determined in accordance with the laws of Florida. Additionally, all disputes civil action or legal proceeding arising out of or relating to this Lease shall be brought in the courts of record in Miami -Dade County. Each party shall bear their own attorney's fees in civil actions between them arising out of this Lease except the prevailing party may be awarded by the court in action for removal of the Lessee as provided by Florida Statute 83.231, as amended or modified. 21.13 Waiver of Counterclaims Lessee shall not impose any permissive counterclaim(s) for damages in a summary proceeding or other action based on termination or holdover, it being the intent of the Parties hereto that Lessee be strictly limited in such instances to bringing a separate action in the court of appropriate jurisdiction. The foregoing waiver is a material inducement to Lessor making, executing and delivering this Lease and Lessee's waiver of its right to counterclaim in any summary proceeding or other action based on termination or holdover is done so knowingly, intelligently and voluntarily. 21.14 Waiver of Jury Trial Lessor and Lessee hereby waive trial by jury in any action, proceeding or counterclaim brought by either of the Parties hereto against the other on, or in respect of, any matter whatsoever arising out of or in any way connected with this Lease, the relationship of Lessor and Lessee hereunder, and/or Lessee's use or occupancy of the Premises. 21.1.5 Quiet Enjoyment Subject to the terms of this Lease, upon the observance by the Lessee hereunder of all the terms, provisions, covenants and conditions imposed upon the Lessee, the Lessor covenants to the Lessee that Lessee shall peaceably and quietly hold, occupy and enjoy the Premises for the Lease Term without any interruption, disturbance or hindrance by the Lessor, its successors and assigns, or by persons claiming by, through or under the Lessor for the Premises leased herein, or by persons with title superior to the Lessor, its successors and assigns. 21.16 Surrender of Possession Upon the expiration or earlier termination of the Lease pursuant to the provisions hereof, the Lessee shall deliver to the Lessor possession of the Premises in good repair and condition, reasonable wear and tear excepted. 51 Draft Lease Agreement 21.17 Joint and Several Liability If two or more individuals, corporations, partnerships or other business associations (or any combination of two or more thereof) shall sign this Lease as Lessee, or by virtue of a Transfer assume the rights and obligations of the Lessee hereunder, the liability of each such individuals, corporations, partnerships or other business associations (or any combination of two or more thereof) to pay Rent and perform all other obligations hereunder shall be deemed to be joint and several, and all notices, payments and agreements given or made by, with, or to any one of such individuals, corporations, partnerships or other business associations shall be deemed as having been given to all of them. 21.18 Third Party Beneficiary Nothing contained in this Lease shall be construed so as to confer upon any other party the rights of third party beneficiary. 21.19 Radon Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to it over time. Levels of Radon that exceed Federal and State guidelines have been found in buildings in Florida. Additional information regarding Radon and Radon testing may be obtained from your county public health unit. 21.20 No Liability for Act of other Party Lessee shall not sign any contract or application for any license or permit or do anything that may result in liability to the Lessor for any indebtedness or obligation of Lessee, unless expressly provided herein or approved in writing by the Lessor. Except as expressly authorized in writing or agreed to herein:, neither Lessor nor Lessee shall make any express or implied agreement, warranties, guarantees or representations or incur any debt, or represent that their relationship is other than Lessor and Lessee, for the management and operation of the Premises; neither Lessor not Lessee shall be obligated by or have any liability under any agreements or representations made by the other that are not expressly authorized in writing. Lessor reserves the right, at its sole option, to refuse an agreement for any federal, State or local grants and loans when the acceptance of same by either Lessor or Lessee may impose a hardship upon Lessor or include obligations which extend beyond the Lease Term. 21.21 Rights, Privileges and Immunities; Covenants The Lessee shall have, and the Lessor shall fully cooperate in providing to the Lessee, for its use and enjoyment, all rights, privileges and immunities as shall from time to time be granted or afforded by Federal, State or local law to restaurant operators or proprietors. 21.22 Consents, 52 Draft Lease Agreement Wherever in this Lease the consent of one party is required for an act of the other party, unless otherwise specified, such consent shall not be unreasonably withheld, delayed or conditioned. The Parties agree that each of the terms, covenants and conditions hereof agreed to be observed or performed by each party shall constitute concurrent conditions of exchange. 53 Draft Lease Agreement IN WITNESS WHEREOF, Lessor and Lessee have executed this Lease, or have caused the same to be executed, as of the date and year first above written. ATTEST: WE Todd B. Hannon City Clerk APPROVED AS TO INSURANCE REQUIREMENTS: LESSOR: CITY OF MIAMI, a municipal corporation of the State of Florida Daniel J. Alfonso City Manager APPROVED AS TO LEGAL FORM & CORRECTNESS: By: By: Ann -Marie Sharpe, Director Risk Management Department 54 Victoria Mdndez City Attorney ATTESTED BY: By: Name Title Company Name By: Name Title Company Name ATTESTED BY: By: Naive Title Company Name 55 Draft Lease Agreement LESSEE: INSERT LESSEE'S NAME Name of Authorized Agent Title CORPORATE SEAL GUARANTOR: By: [PARENT COMPANYI Name of Authorized Agent Title CORPORATE SEAL By: [PRESIDENT OF LESSEE] Name President Draft Lease Agreement EXHIBIT A SURVEY/LEGAL DESCRIPTION OF PREMISES [to be inserted prior to execution] 56 Draft Lease Agreement EXHIBIT B ANNUAL PERCENTAGE RENT STATEMENT [to be inserted prior to execution] 57 Drafi Lease Agreement EXHIBIT C ANNUAL GROSS REVENUE REPORT [to be inserted prior to execution] 6: Draft Lease Agreement EXHIBIT I) MONTHLY GROSS REVENUE REPORT [to be inserted prior to execution] 59 Draft Lease Agreement EXHIBIT E LESSEE'S LEASEHOLD IMPROVEMENTS [to be inserted prior to execution] 60 Draft Lease Agreement EXHIBIT F PAYMENT & PERFORMANCE BOND [to be inserted prior to execution] 61 Draft Lease Agreement EXHIBIT G CONTRACTOR INSURANCE RE UIREMENTS [to be inserted prior to execution] 62 Draft Lease Agreement EXHIBIT H LEASEHOLD INSURANCE REQUIREMENTS [to be inserted prior to execution] 63 f 2 Draft Lease Agreement TABLE OF CONTENTS RECITALS ARTICLE ?L INCORPORATIONS EXHIB.iTS, & DEFIN IONS Section 1.1 Incorporation by Reference Section 1.2 Exhibits Section 1.3 Definitions Section 1.4 Priority of Documents , ARTICLE II LEASE OF PREMISES. Section 2.1 Lease of P.temises Section: 2.2=ty of Use and Occupanc Section 2;3 of Prem: ises Section 2A Limited representations lay essor Section-2.5 Satisfaction of Liens ARTICLE TIT TEII Section 3.1 Term: of Lease Section 3.2 Option to ReneW ARTICLE IV RENT,.SECU Y DEPOSIT, & FINANCIAL RECORDS Section 4.1 Base Dent and ercentage Rent . Section 4,2 Security Dep it Section 4,3 Lessee's Fi racial Records Section 4.4 Reports by essee Section 4.5 Rigbt to xamine_Financial Records. . Section 4.6 Audit Section 4.7 Lien £ Rent , 4thex Clagges ARTICLE Y LE ' SEHOLD, SRO S�EM]�N I S section,.1 Le sec's Obligation to Provide., nd Farad Leasehold Improvements Section 5.2 P ssession Date Section 5.3 ayment and Performance. Bond Section 5.4 Contractor's'tnsura:nce- . Section 5.5 Conveyance oflinproveri ae-ats . Section 5.6 Promises to Remain_ Free_ of Liens Section 5.7 Lessor Approval ARTICLE V CONDUCT OF BUSINESS ]BY LESSEE Section. .1 Operation of Lessee's. Business Section .2 Signs ARTICL <' VII MAINTENANCE, REPAIR & ALTERATION OF PREMISES Section 7.1 Lessee's Mainten.wice Obligations Section 7.2 Lessee's Repair Obligation Section 7.3 Changes/Alterations 2 Draft Lease Section 7.4 Capital Expenditure FLxnd ARTICLE VIII INSURANCE AND INDEMNITY Section 8.1 Insurance on the Premises Section 8.2 Delivery. of Ingurance Policies Section 83 Adjustment of Loss Section 8.4 Indemnifioation of Lessor Section 8,5 Waiver of Subrogation Section 8,6 Release of Lessor ARTICLE IX SERVICES AND UTILITIES Section 9.1 Lessee to Provide and Pay for Utiliti Section 9.2 Lessor Not Liable for Failure of Uti1 ARTICLE X SUBLEASES, ASSIGNMEN AND TRANSFERS Section 10.1 Subleases, Assignments and T ansfexs Section 10,2 Procedure for Transfer Section 10,3 Additional Consideration F yable to Lessox Section 10.4 Definitions Section 10.5 Acceptable Transfers Section 10.6 Notice of Transfer Section 10.7 Information as to S eholders, etc, Section 10.,8 EffectuationofZnittedTransfers Section 10.9 Criteria for Cont for Transfer Section 10.10 Liability of Le Section 10.11 Acceptance o Rent from Transferee Section 10.12 Transfers o .tbe Lessor"s Interest Section 10,13 Mortgage of Leasehold Interest ARTICLE Xf COM IAIV CE'WI"I H LAWS Section 11.1. Com zance With Laws ARTICLE XII E. ONMENTAL LIABILITY' Sectioz�.12.1 efinition of Terms Section 12.2.essee's Environmental Covenant Section 12.3 Survival of Lessee's and Lessor's Obligations ARTICLE XII DAMAGE OR DESTRUCTION OF PREMISES Section 1 .1 Definitions Section 3,2 Duty to Repair, Restore or Replace the Premises after Mimage Secti 13,3 Performance of Restoration Work See 'on 13.4 No Additional Right to Terminate Section 13.5 Lessee's Right to Terminate Section 13,6 Payment for Construction of Restoration Wort-, Section 133 Collection of insurance Proceeds 3 Draft Lease agreement Section 13.8 Unused Insurance Proceeds and Deposits ARTICLE XIV EMINENT DOMAIN Soctiot 14.1 Total Condemnation ; Section: 14.2 Partial Condomnatrori Section 14.3 Adjustment of Reit Upon.Parii!Takhg Section 14.4 Deposit of Condemnation Award with Escrow Meht 8ection,14.5 Temporary `x'aldtg. ARTICLE XV PAYMENT OF TAXES, ASSESSMENTS AND.". HER IMPOSITIONS Section 15,1 Payment ofTa�tcs and Impositions ..` Section 15.2 Installment Payments of Ad VaI rem Tapes Impositions Section 1.5.3 Payinen in Lieuf I mos Section 15.4 Proof of Payment Section 15.5 State -:awned S6v6re gn.ty gni ixiergcd As ARTICLE XVI DEI+,AULT. OF LESSEE Section 16.1 Lessee Default „N Section 15,2 Remedies of Lessor Section 16,3 No 'Waiver by Lessor Section 16A Late. Payment Fee Section 16.5 Additional Guarantees Section 16,6 Remedies Cuxmlative Section 15.7 Lessor Default ARTICLE XVII ACCESS BY LES R Sect"ioa 17,7. Right of Entry ARTICLE XVIII DAMAGE T ESS:EE?S PROPERTY seetlo't 18.1 Loss and Da. age' ARTICLE XIX HOLDIN OVER & SUCCESSORS Section. 19.1 Holdin ver section 19.2 Suocc on ARTICLE XX E AL .EMPLOYMENT OPPORTUNI' IFS . Section 20,1 E . ual F rnployment Opportunities Section 20.2 amine n ty's alt Bbsiness`Entapi se Section 20.3 Non -Discrimination ARTICLE ' MISCELLANEOUS:. " Section 2 .1 Accord and Satisfaction Section 1.2 Public Rocords Secti 21.3 Entire AgreQmont . . Sect on 21.4 Independent Parties 4 Draft Lease Agreement Section 21.5 Notices Section 21.6 Captions and Section Numbers Section 21.7 Partial Invalidity Section 21, 8 Estoppel Certificate Section 219 Waiver Section 2 1, 10 Time is of the Essence Section 21,11 No Discrimination Section 21.12 Governing Law, Venue, & Attortey's Fees Section 21.13 Waiver of Counterclaims Section 21.14 Waiver of Jury Trial Section 21.'15 Quiet Enjoyment Section 21.16 Surrender of Possession Section21.17 Joint and Several Liability Section 21.18 Third Party Beneficiary Section 21.19 Radom Section 21,20 No Liability for Act of other Pyyr� ty Section 21,21 Rights, Privileges and Immu Mies.; Covenants Section 21.22. Consents Drcgft Lease Agreement LEASE AGREEMENT ' THIS LEASE AGREEMENT ("Lease"), made this day of 2016, by and between. the CITE' OF MLkMI , a ltunicrpal corporation of theState of orida having its Offices at 3.500 Parr American Drive, Miatni,• Florida 33133 (`Lessor". op- y'z):and kiversitle Wharf, LLC, a Liri-fted. Liability CoMpany, having its offices `€at 2956' rtl�west 1" Avenue, Miarai, Florida 33127, (i Lessee" ). Tine Lessor'ancl Lessee; {together the, ar es") faereby recite: RECITALS VVJ�ereas, the City fi§ the owner in fee simple of -6rtalfi land located in the City of Miami, Miami -Dade County,. Florida reforred to herein ' as °`fre es, pis spec f oally set forth in Exhibit A. Whereas, in response to the North Riv ("RFP"),; Lessee submitted to Lessor apropos on by Resolution No. Property Reclitest. fot Proposals # 144-15-024 ,which wvas. approved bythe City Coir mission Whereas,. this Lease was iiegotiat pursuant to the authority expressly conferred by the City of Miami Charter, general law, and e City Coin Assign ResolutionN'o.. � , which authorized the execution of this Lease. Whereas, this Lease was a roved by referenduin on March 15, 2016 by a majority of City of Nl:ian-d voters as required City of Miami Charter Section 3(f)(ii ). Whereas, :it is the rriu- zal desire of the Parties that the Property be leased and demised by Lessor to Lessen for the p� oses set forth in this Lease, stbject to and upon the express terms and conditions confairied h eiri. The' Parties believe that this Lease is consistent in all material respects with the RFP. Now therefore, in oonsideratio'f of the foregoing and of. the rent, covenants, and agreements hereinafter. et forth, the Parties do hereby covenant acid agree as follows; ARTICLE I INCORPORATION, EXHIBITS, & DEFINITIONS Arty wor contained in the text of this Lease shall be read as the singular or the plural and as the masobli feminine or iaoutcr gender as may be applicable in the particular context. More specifically, owever, for the poxposes of flus Lease, the following words shall have the meanings attributed to them herein in aub8ection'1 3. 1A In, hrporafion by Reference 6 .Draft Luse Agpeement The foregoing Recitals are heroby incorporated into this Leaseby this re£erenrcIm if set out in fall in the body of this Lease, 7 1.2 Exhibits Attached hereto and forming a part of this Lease are the following Bxhibit A Survey/Legal Description Pr i -- of Bxhibit 13 Annual Percentage Rest Stat ent Exhibit C -- Annual Gross Revenue Re ort Exhibit D -- Monthly Gross Revenu eport Bxhibit E -- Lessee's Leasehold roverxaents Exhibit F -- Payment & Pe&do } co Bond Exhibit G -- Contractor Tnsttr ice Rcgtidrements Exhibit H -- Leaseh-old insuy ice Requirernents 1.3 definitions 13.7 "Acceptable_ Operator" nye s an entity possessing (A) a minimum of five (5) years of experience (i) dir tly managing and operating a similar establishments during the last fifteen (i years; or (ii) directly involved in the ownership and day to day operation. of similar establishment during the last ton (10) years; and. (iii) in the manage nt and operation. for each use proposed; and (B) the throshold criteria o fined in the City of Miami Department of Real Estate mid Asset Managemon RFP ff 14-15-024; and C) a good reputation in. the b-Ltisiness community; and } adequate financial resources and. personnel necessary for the proper perform ce o:f all of Lessee's obligations under this Lease in a manner consistent wi the quality, reputation and economic viability of the Lessee's business at t e Premises, including (without limitation.) the obligation of payment ofRcint pa ble by Lessee under this Lease. 1..3.2- "Additi al Rent" means any and all additional sums, charges, or amo-u�ts of Whateexor nature to be paid by Lessee in accordEmce with the terms of this Lease, whetb not such sums, charges or amounts are referred to as Additional Rent. 1,3.3 "A licable Laws " means all laws, Florida Statutes, Codes, City and Miazni- D e County Orrliraances, orders, judgments, decrees and injunctions from courts. h ving jurisdiction over the Premises, rales, and requirements of State and local oards and agencies with jurisdiction over the Premises, now existing or hereafter enacted, adopted, Foreseen .and unforeseen, ordinary and extraorrdiz�ary, which may be applicable to the Premises or any part of it. 1 A ""Ass��nment" refers to the complete transfer of the rights and obligatic cls of the Lessee under the Lease to a third patty, whereupon the third party assignee becomes the Lessee udder the Lease and takes over all of the Premises and the rout and other obligations associated. with the Lease, thereby assuming the prior tenant's rights and obligations, I�rfi Lease agreement 14345 �4`A,ssl a ee" refers to the third -party, entity assuming the rights and ob ' ations of the Ussee or assignor or owner of the leasehold ostate,: ` 1.3.6_ refers to the Lessee that is assigning. its rights apili�tyyfrom ligations under this Lease to a third -party entity. Unless released from 1' the City pursuant to Section_ 10.10 of this Lease; which decision:' all be conditioned on e payment o£: the cohsxdefaiion at the time of Assi : ent set foifth in Section 10.3 -ofi' 113 f ease; the 'A,sszgh or `s11a11 rain recon ily lral?le as a guarantor for the obligations under the Lease, if _the'now Less (Assignee) defaults under the Lease: 1.3.7 "Average ReDair Costs'' shall mean, the, a rage of the previous five (5) years' "repair. and 1naintenan:co" line item costs, . olusive. of any capital items, Average Repair Costs s1 all ' S calculated .iza ord t© determine the atinua.' l amount due to the Cap& Frigid, as spzo Pied in 8bdio .7.4 below. 1..3.5 "Base Rent" shall mean the. annu Base Rent d-ue and payable by Lessee. on a monthlybasis for the use of.the s 'ect Premises and shall have too Rini ascribed to it in Section 4.1.1. 1,3:� "Business I?ays'� means Mo clay through Friday, oxclal holidays in the udrng leg pity ofMiasni; Florida, 1.3_ .10 "Ci Manager ' shalt i an the Chief Adtministrative Officor of the, City, In day to day.matters all deci tons attributed to the Citydn this Lease -may be made by the City manager, or is authorized designee, unless :otherwise specified. 1,3.11: "City Comm sslo ' shall fxie, the local legislative body of the Executive Mayor City Coxninissio .,Notwithstanding Section 13.9 above tho City Commission will be required,to prove the Leme:`and any amendments to 'the L Me 1.3.1.211 Date 0f'1'a mg,". Means ".means_ the earlier of (i) the. date or which;actual possession of all ar less art X711 of the Preinises;..as the case inay. be, .is acquired by any lawful poW er or i�tliority pnxsaiant .to the provisions of any applicable law; or (ii) the eloto an.. Bich `rtl0 -6 all or'loss than all of tlzC 1romises,'ad the case znay be, has jested n- arty la,,* il`'power or auth.0 t* pursuant to the. provisions of any ..a-bnlzc 1: law, 0.13 "1+'4kairkd VAle e"has the imeaniuig'set forth an Section 4,1 6 of this Lease and se izdarilyas supplemented by tho applicable terms, of the RFP. For purposes of sIoase, "Fair Market Value" .will. have the san'le meaning as "Fair Market 1.3.1 "Toxee Ma.'eeure?'.meats an crert beyond ht�man control,, indading but not limited to acts of national security, national emergency acts of Cod, war, act or threats :'of'.ter orlsrh, Government regulation, strifes (othdr. than strikes of Licensee's ernotoyees), fire or other natural calamity; disorder, civil disobedience, c-tutailment of transportation facilities or service, or any occurrence which mares it inadvisable, illegal., or impossible for Licensoo to perform its obligations under this License Foxco Maj euro shall not include events caus ad, directly orindirectly, by Lessee or individuals or entities under Lessee's control,. Draft Lease Agreement 1.3.1.5 "Gross Condenmati<on Award°' means the actual amount of the award p IhIn connection with or arising from the acquisition or other taking of all or than all of the Premises, as the case maybe. 1..3.16 "Gross Insurance Proceeds" means the actual amount of inzrance proceeds paid following an insured casualty to the Leasehold Impxovezx ts. 1,3,17 "Gross revenues" shall mean the entire amount of -all r5y6nues and percentages of revenues actually collected and received by the US* and its Sub -lessees or its assignees or transferees and derived fromt following sales sources, including without limitation, a. all revenue from the commercial businoss and. ervices conducted by Lessee and its Sub -lessees and/or assignees on or from e Premises; -b, all revenues from sales of food, bever a ,. wine, beer, merchandise or services from the Premises; c, all revenue derived from advertising d sponsorships conducted on the Premises, including, but not limited to, movi television commercials, etc., d, all amounts received from. any ca ring :food operations based at the Promises; e. all amounts received by Lessee - om valet concession sales, parking valet services or similarly authorized and emitted concessions on the Premises where the Lessee receives and retain any portion, percentage or fraction of the cost of'such sales or services in any anner from the Concessionaire, these sales are subject to verification 1�y a yr tten concession agreement, and any audit or inspection requested by the Lo or in accordance with the requirements of Section 18-99 through 18-102 of e City Code, which is deemed incorporated by reference as if fully set forth ein; f all amounts re ived by Lessee from sales made or performed by means of mechanical o other vending devices or maclxines on the Premises, including without lire! tion., payphones, vending machines, and entertainment devices both for cash a on credit, rendered in or upon the Premises; g. all rcven received by Lessee in connection with the special events uses of the Premis , any facility thereon, or any portion thereof for any period of time, incltd' g banquets, parties, and receptions held on or initiated from the Premises; L amou is received by Lessee from ixitemet or telephone food/boverage orders ret ved or filled at the Promises, or procured from the Premises by house -to - ho se or other canvassing, including disQuant, merchant and online savings cerztzves including, without limitation, sources and programs srodh as Groupon, 1.1 deposits not reftun.ded to purchasers, and orders taken, although said orders may ba filled elsewhere, including proceeds of all video games; i, all grants, subsidies, rebates, credits or similar benefits received from any federal, state, regional or local body; agency, authority, department or organization which revenues are unrestricted or are to be used for general operating expenses; j. all donations and contributions received., the revenues of which arc unrestricted or are to be used for general operating expenses; k. and all other receipts whatsoever derived Born, commercial operations conducted in or from the Promises by the Lessee and its Suib4e8sees (if any). 9 .Dr afi Lease Agreement Gras Revenues, whether. for cash ,:crodtckeclit_ cads o dthenv' e, shall berecognized it the pexiod die cervico Was provided cit Salo tools pias Payments received izx advance are deferred and are reco z6iz6d as deveO-Lk i e period the soMc,6 is.rendcred br. sale takes place Q"xrar.As shall be'recbrde as income dtuing th6 perio'd designator! by tk e'grants or wl�en the Lessee has eixrr®d expenditl res iii compliat3ce with t xostri.c ions of thc,grantor: if a s e.ii.by exedit,bard, no Aoductiota ka l b6' allowed for any dommission ass eiwith.stop. sale. "s�i1e" shall be dcCm.ed to have,d% for the purpose o£ + een co umridic this Lease, 'and the 'entire `ainbi-mi of saes prig ,collected l,y. Lessee and Sub- lessees, shall be inchidod in Gross Revenues, such tin"Ie, that (i) the transaction is initially -reflected in th-6books or recon' of Lessee or, dub-lessee(s)i ox (ii) Lessee, or Sufi-lessee(s) receivesall of a portion 'of the saies price; or (iii) the applicable .goo'cls or. seztcesare deliver' to the'e�Ttorrier and payrnent is made to Lessee car. 916-4essee(s)',' whichever fi' t. occtlrs ixa espectt�rc, of whether payment is made iii iiOalhtents,;the sal,a is t cash or fot crodit, or iitlxerwise� or all or any pprEiori of the sale -price has s.ctlt� y bat een paid the time'of inclusion in Gross Revenues or at any other tirrio 31 .r`Lmpositions" :means all pssmonts, impositions, levies-, 'and governmental charges, including, Witlloi/ imitation, assessfnents smposed by the City and/or County, francl ls6 Fees; fi. fees, exc sc;s, parkijig surchar es,:li Brise and permit fees, levies, charges ail tax.cs, inchidicg a.d valoierr real 'estate taxes on the Premises 'and ihe: Les ehold. lmpt'ovements, g9hexal ' and special, ordinary and extraorctinary grape .y levied . against the Premises and the Leasehold Improvements, any enonal property,. anchor ilio .Lcssee'g Leasehold Estate which constitute a lien a the Premises or the Leasehold Improvements 1.3.1.9 "Luse" means; his Lease -as supplc?nented by- the kVp,.any addenchms thereto, and'the, Fess 's rosponso, to the RSP, alt of which are hereby incorpoxated by reference in ..£lais Lease as additional doctiments prgvidin'g supplemental teams axzcl, : concd1. s; prdvlded,.` however, that in 'the event of arxy CXpress conflicts between: is ,Leid8e and the other clad Tants i eterenCecl in this 'sabsection this Leake s : 1 govern: 1..3,20 "Loa. . Dato' ffieans the elate that the Gease:i's fully oxee�rtecl slid legally binding txpbn .the parties after approval l7 the pity of Miami Coazirssion. The Lease Dat shall also be the d to on which Hent commences to becoixie due and payable as orerenced int Artide, TV. ' 1.3.2:1 easel old Estate" measall of Lessee's right,and.intorest as„Lessee in, to and Crider this Lease, the Premises and the Leasehold Improvema is if applicable. J.3. 'Leasehold Azui xoyemreu s” means any initial Runt ishings 'or egwpmont constituting fixtures. to - be installed on the `l remises, and' all. other items and `lmp' eovemonts= conAttlating; fiXtixres to he installed or constructed. thereafter; From time to time during the. Lease Tornh that are hor:'eafter located upon the Promises. :3.23 easeltold Mo�rwg " means a mortgage, doed of trust, or any security interest given in connection therewith, which: together constitute an encumbraiice. or lien 10 Draft Lease Agreement upon the Lessee's Leasehold Estate or any paxt of it,or any rei 6d personal property, and Lessee's interest in the Leasehold Irnprovezaents as cerity for any loan. The Leasehold Mortgage may never lion, pledge, hypot loate, or otherwise encumber the .fee simple intorest of the Lessor. 1.3.24 "Lease Term" means the period .of time fixed in Section .1 and shall be deemed to include the additional period of time fixed in Se tion 3.2 if Lessee exercises Lessee's right to renew the. Lease. 1.3.25 `°Lease Year" means twelve (12) full consecut` e months. The first Lease Year shall begin on the Lease Data. If the Lease ate does not fall on the first day of the month, the first Lease Year will co rice on the first day of the following month. Each succeeding Lease Year ,sh 1 commence on the annivetsary elate of the first Lease Year. 1.3.26 "Percentage Rent" shall have the earring ascribed to it in Section 4.1.4 and shall be payable annually and talc aced as a percentage ache brass Revenues. 1..3.27 "Premises" means the space ore particularly described in Section 2.1 herein and Exhibit A attached hexe�v' and incorporated herein by reference, and having a collective address of 236 d 298 SW North River Drive, Miami, Florida. 1.3.28 "PLoposal" means the d 6ument received by Lessor from Lessee in response to the RFP. 1.3.29 "Rent" means the gr a,ter of Base Rent or percentage. Rent and any other rents, costs and expenses norninated as Additional Rent. 1.3.30 "AFP" means th document entitled Request for Proposals # 1.4-15-024, issued by the City on S. e 15, 2015, and any addendurns thereto. 1.3,31 "Sublease" m arcs any lease (excluding this Lease), sublease, license, concession or other agre meat by which Lessee or any person or other entity .clairning. under Lessee (in lading, without limitation, a Sub -lessee or sub -licensee) demises, leases, s,i eases, licenses or sublicenses to or permits the use or occupancy by another pArson or entity of any part of the Premises and Leasehold Improvements. 1.3.32 "Sub-16see" means any person, firm, corporation or other legal entity using or occup g or entitled to use or occupy any part of the Premises or the Leasehold Im-or voments under a ,Sublease. 1.4 Priority f Documents The N rth River Property Request for Proposals # 14-15-02;4 ("RFP") shall be incorporated ereto by reference. Following the issuance of the RFP, Lessee a mitted a Proposal ("1' raposal"), which was accepted by the City. The above -referenced documents shall be interpret#1 to avoid conflicts, where possible. In the event of an express conflict between the above-refe meed documents and the terms of this Lease, the following order of priority shall govern; / .4.1. This executed Lease and its exhibits shall govern over the RFP and the Proposal; 1.4.2 The RFP shall govern over tb:e Proposal; III Dpaft Lease I.A3 The Proposal will be subordinate to the Lome an/thy. A MCLF,11 LEASE OF PRE, ISYS 2..1 Lease of Premises The Lessor does.hetel�y loase, let and dbmise to th Le,reby leases from the Lessor the Premises, ub eq to the following tertixs d: conditions, fq have• aril to hold the aaxc Ands, teixeme: is and hercditarncnts, wrth all of rights, prru le es arad apPtiirtezxanccs, `thereunto bcloixgirrg or pertai i g tinto Lessee for`:the ase Germ here it speci od, .unless this Lease shat he Sooner fierrr mated in `a manner herein �r provided The Preixlises is described more parti:ciilarly.in P-xlxibit-A attached hereto and.i o.rporated herein 17y rcf� ence; Lessee shall have all :fights, ptivileges, eas eats and app"intenazzces, xf°apy, benefiting the Prcnxase8 `in, over and upon adjornixr ' .and adja t pcxGlic artd private land, liiglxways; roads and sEreet `reasoiably required for rng e s or.'egr` s'to or from tho'Premises b Lessee`, its agents, s vaunt ;: e i%�JloYef�A, Con, a;c�ors, cmtothdra. d iiiviiees and all &46rs re�ated to Lessee's use and occ'Upah ' cxfth6Prem sea. �]'otwitl standi g'any language in this Lease to tlxe contrary, Lessor is the: fee'•simple owner of fixe' err�ises, d his Lease Miall in nix way`eonv�y. any title or other rights tv. the Premises. to Lessee' uh e otherwise speciffed herein; tessp6.rhay Trot mortgage, pledge, transfer, hypothecate, or 0. - iso mcurhber Lessor's fee'simplo owrifop;interest in the I'rernise5 in any day; 'or in exxy vvay` edge any riglitg field by'the f'ee'simple ovaler. 2.2 Turpose of Use and Oe. tpancy . `t'he Lessee will,:iise , ,d occupy the Promises, sIjbject.ta. cos pliance -with allapplicable laves, n6s,: regalations, onnits, lie�ns.es, oxrsents; and, .similar .approvals, including the req uireria.entOet. foiffi in e RFP, `ox the develop crit,. mans:gement acid Qperation of restaurants on the Piemisda and For then anoilla y prrrpcises, vithoet the prii •written cnr sept of Lessor, and for no other purpose o xase:of 'my., Ind. keasonably related special events maybe held on tlxe Promises writh the ty's pripr •written; consent; the rccl-�iest for suchspecial event must be provided' .a mrinxnu of thirty (3 �k) ct iys pr�ot to the dsie'o•f the event. Except as therwise set forth in this Lease, .0a. Lessee_ will.,operate the Premises a m. minimuof hours per week, except in cases of Force Mai ouro or any reasonable period of remodeling, rep .r or reconstruction of the Premises, which remodeling, repair or xeconstmotion may not, with It the City's pricer Wrilten consent,. exceed a continu6s erica of thirty (30) days in any baleti. ycar, or more than a.. cutnulative total `period .of rorty hire° (45) clays in any calendar ye 23. SU' ability of Preniises . essee aolmoviledges that neither the Lessor nor any of Lessor's officers, representatives, or orri ogees.has, made any represeza.tation or warranty with, respect to the Premises, or with respe to .thc suitability or fl'tness of the Premises, for the conduct of Lessee's operations or for any her. purpose,except as set forth in this Lease or in the RVP. The exowtion -of this Lease by 12 Draft Lease agreement Lossee shall establish that the Lessee accepts the condition of the Premises "AS I Y subj eat to the representations set forth in Section 2.4 herein, the ltF P or elsewhere in this L e. 2.4 Limited Representations by Lessor Lessor makes the following representations, covenants aptl warranties which shall survive the execution of this Lease and the taking of possession of)Ke Premises by the Lessee: a) That Lessor has taken all requisite actions to mare this ease binding upas- Lessor, and Lessor has marketable, fee simple title to the Premise , and is the sole owner of and has .good right, title and authority to convey and transfe, all rights and benefits which are the subject matter of this Lease, free and clear of all own liens and encumbrances. Absent cmergency action, or other Municipal II me e Action required by the public health, safety and general welfare, Lessor covenants th Lessee that it will not, during the Lease Term and any option period hereof, conferr and validly exercised, knowingly permit the imposition upon the Promises my liens, umbrances, mortgages, casements or any other matters affecting title which would pre, do or otherwise materially affect Lessee's quiet enjoyment of the Premises, The oblig on of the Lessor set forth in the preceding sentence is not intended to limit the ability the Lessor, acting in its governmental capacity, to exercise its police powers with resile t to the Premises and any activities within the Promise& b) That no party, other than Loss76 shall on the Lease Date be in or have any right to possession -of the Pretnises.1 c) That the terms of this Lease, ' eluding, without limitation, the intended use of the Property by Lessee, are not in violafi n of or expressly inconsistent with any operative agreement or covenant known to Lessor 9T any kind whatsoever which relates to the Noperty. 2.5 Satisfaction of Liens Lessor shall satisfy or cancol of record all existing li.e:i�s and encumbrances affecting. the Premises as of the Lease ate except as otherwise set forth in this Lease. ARTICLE III TERM 3.1 Term of The initi Lease Tom is for a period of thirty .(30) years, commencing on the Lease Date. The Leas Tenn shall be extended to include any fraction of a calendar month between the Lease Date anal the first day of the first fizll calendar month thereof. 3,2 006 n. -to RimeNy Th Lessee has the option of extending this Lease for two (2) additional terms often (10) years eac ("First Renewal .Term" and "Second Renewal Term"), as long as the Lessee is not in Default f any of the Lease provisions. To exercise tho First Renewal Term or the Second Renew Term, the Lessee must give Lessor written notice by the latter of (i) the date which is 13 Draft Lease Agreement .one hundred > eighty ,.(180) prior to 'the- explrati.on. date of the I.,ease Toa m..' car the -Fir t4enewal Terni or (ii) the dato thirty (3 0) days Fallowing Witten notice fr61h Lessor advisi' Lessee that Lessee has tailed to filmish notice of its option to exercise the First Renewal T 'a or the Second Renewal Tem, as applicable, in the rnai.er provided for l erein; which ' iee'shatl state that such notice constitutes fhW notice to Lessee of its option to exercise the i" st Renewal Tenn or the, Soaoid Renewal. Term; as applicable :The irst'Reneral °Terrien d the Second Renewal Term will be. ori the snie terms and; candatons as -tlre lease T epi, cept thai the base Rent will be adl-t.isted as suet forth in Section 4 J below, The total term of e, I.;easeiriclusive of the First ani.Secoiid Re ,ewa1 Tenn, i fifty (S0) years Na add�tiotaal r.e wall -ri11 be' vailable.. �I�TxCLE x� . RENT,. SECURITY )UPOSIT & F . ANUTAL RECORDS 4.1 Ba'se7Rent or ]Percentage Brit Cojm&ioing ail the : Lease pate and n the first .(1�t) 4ay. of ,every calandar month thereafteruxrig th'e I else Terni, Lessee here agrees to pay to the Lessor. the Base Rent. If the first pay ni nt ofBase Dent does not. f' h orie first: day', of the first paymeRt shall be pro.rated based on the number afdays in s '01 c1� month forth in this article, hi the event that Lessee of this section, 'shall be subi5 particularly described in Scct 4.1.1. Base lie The .Ba. by the A as is to provide payment of Rent in file tim- required by the terms .t to, a' Lale Fee' in addition to .payment then. due, as more 16.4 bolow. ent shall be One .Ehindred ...and Ninety -Five Thousand and 001100 000 per year. Tho Base Ront shalt be adjusted aid nioreased annually od described, i z: Section 4.1.2 below .upon the' cozozn.eneenmi7t of the secon L aye Year. 4.1,E -8a b r t Increase L ssee agrees that the Lase Rent shall be increased annually by an amount equal to eator.'of: an increase by tbree percent (3%) of the previous year's Base Rent, or . increase Based on tho.amp-untindicated by the Consumer Price Index as of three 3 months prior to the be ronin of the applicable ad ustment date,. In no event shall ( p . g .p 3 yslxch,.annual adjustment to the Rase Rant rosult in an increase that is less than free percent (31Yo), or more than Five percent (5%) of the Base Rent in the year amount immedi.atcly prior to the effective date of such adjustment. 4.1. Sales TaxTax. The Lessee shall be liable for the prevailing State of Florida Sales, Use or similar j tax imposed on. the arnount.of Rent paid to Lessot under this Lease, in the absence of an exemption br other.. reduet oil bythe' State ofFlonda. This Sales and CTse Tax shall I be payable to the Lessor when Rent is due, acid in tLessor will remit the same, Tess any authorized handling deductions, if afty, to the State. 14 Draft Lecase Agreement 4.1A Percenta-ae hent Percentage Rent shall be equal to a percentage of Lossee's ann� Gross Revenues made from or upon the Premises fox that same time period. Pe entage Rent shall be computed on an annual basis ("1?ercezatage lte11t Pernod"} b ginning with the Lease Date and continuing throughout the Term. The Percentage Rent shall be equal to fifteen cent (15a/o) of the combined Gross Revenues of the Lessee for any precedit Lease Year. PERCENTAGE RENT SHALL BE SUBJECT TO NEITHE NATURAL NOR ARTIFICIAL BREAKPOINT. 4.1..5 Manner of T`21 rent The Percentage Rent shall be payabl ithin sixty (60) days after the end of each Lease Year. Lessee shall deliver to e Lessor a statement setting forth the Gross Revenues during the applicable :Per entage hent Period ("Annual Percentage Rent Staterr�ot' ), and Lessee shall pay the City the amount of Percentage Rent due and payable, if any, to the Lessor rsuant to the terms of this Lease. Each Annual Percentage Rent Statement sha be signed and. certified to be complete and correct by an officer of Lessee. Such s Cement shall show the annual Gross Revenues and an itemization of any exclusio s or deductions for the current Lease Year. Lessee shall provide the Annual Perce age Rent Statement with an Anneal Gross Revenue Report in, substantially the sarin form as attached hereto as Exhibit B and Exhibit C. Lessee shall (i) pay the L ssor (x) the monthly Base Ront and (y) the Percentage Rent, and (ii) delivter e corresponding Annual Percentage Rent Statemoat and Gross ReveKe Deport for the preceding Lease Year to the City of Miami, Dep.nt of Real Estate and Asset Management at the address noted 4.1..6 City of Miami artment ofRcal Estate and. Asset Management Attention: Lease Manager 4444 SW 2nd Avenue, 3rd Floor Miami, Florida 33130 required by applicable lays, the Lessor has determined that the Base Rent and the excentage Rent constitutes Fair Market Value, The Lessor has made such dot zination based on an appraisal of the proposed -project as performed by two (2) St to -certified general appraisers hired by the Lessor. 4.2 Seeyrity Deposit Si ultaneously upon the execution of this Lease by Lessec, the Lossee shall pay to the Lessor a seoazity deposit equal to one hundred percent (100%) of the Base Rent specified in section .1.1 above (the "Security Deposit"), to beheld as security for perfomance by Lessee of all obl' ations imposed under this Lease which Lessee is required to perform during the Lease Term and any extension thereof. The Lessor acknowledges that a portion of the Security Deposit was previously deposited by the Lessee with the Lessor as part of initial earnest money deposit 15 Draft Lease Agreement i pursuantAo the termK of the RTP.. The Security Deposit shall: bo,.in. the form of ca dor its egOva.1cnt which funds �ay.be con rmingled by Lessor•:with its,'other funds No inte t shall be paid on the Scciirity Deposit.: Tor so`lbng m the ScetixityDeposit has not been r d by Lessor, it shall. constiUde an `account 'payab1. 6 -by Leswfr to Lessee Within.irty (3. -days following teriirinatioa o `this Lease to the extant, if aiay; that the Security Thep -sift has of bdon applied by Lesson a� ureal der provided; i an E`vezit of Defar�lt'sl all o6= with respect t� any cov, t d. ty, or obligation of I essee tncler this Lease theA the Sectirrty Depos ti' or any --part :theca f may 1)'e applied by Lessor, at Lessoi's sale c .sore.tion, to the dari ages sustained by Lessor reason of any s�.iah Event of Default or to indebtedness. awing by reason of any failut6. ;f Less.!ee to malco any: required rno otary payment under this Lease No such application s ll be corxstrued as: aux a:grooment to l ii it the „amount of Le0,or's claim or as a waiver:of any age or rindebtedness, and�any a. ai , of Lessor under this T easy not recovere .in full from t1 e Security Z}eposit shall temaxxt rr ttll 1 roe ai cl`efl"eel: ISL no::way�hall ,tne s q ty deposit serve as li�l�i clatecl damages for ,any. went or; clefaiiltX rather; Lessor'Tnay app tho`sectityposit arnourit to damages. sustarnoc by Lessee's default d co ntrnxre to. reqs at any additi-n a1 a�iiclunt oared.: Further :' at saiy time or times whbii .L. sor. has 'made any such appli��tion of all or any part of; the Seottrrty Doposit;--Lessor shall::.. �ve1%e right.(bz iiet. the obligatio .) 4t any time thereafter t~o r6quost. in VTitirig. that-Lossoe ay.to`'Lessor a stiirs�"or shins opal to the amounts so applied lid Lessor so that Lessor will alw ys be in possession of a suomL egiial to the arxiount of the Security Deposit stated above. Lessee shall make each such rogabsted reiamittaiice within thfity (3'0} days following such rogiiest fro' Lessor and each such remitianee received by Lessor shall thereupon constiwte. a part o� the r1wity. Deppsit subject to the terms and provisions thereof. Failure tb make any such regttest remittance-vithin.stteh thirty (30) day period may be treated by Lessor as a failure by Lessee:' - rxrA timely payi�aerit 'of rent and as an Event: of Default, The Security Deposit all be 'retained by the .Lessor throughout the entireterra of this Lease and, if n.o't utilized by essor, will be returned less interest; and less allowable deductions, credits or setoffs by Lcsso w thira thirty (34) days follovvin� the sivre:6dor of the Leased Area at the termination. of this Le se, minclus vo of any u'aiidly exeroised option period, as applicable: 4.3 Lessee's Fuca ciil Records. ' Lessee will stablrsh' an operating entity that is -=que to the operations of the Lessee in the Prerzaises, as' e as one -r mo barzlr; ac66tints through wh1gh.dep6sits. of Gross Revenues generated: from ch operati:oas wiil,be made. The bank in Which such deposits,azc made shall be based in the nited States orsh 11 bay- a large l -cad presencs..The sa d.deposits of Gross Revenues will not be comingled with those from any other'opexations of .6.0 Lessee outside of the Prer�i.ses r any other affiliated organizations, In addition and/or alternati�voly, Lessee will use ari arc tinting system that will separately provide for a detailed: accounting of Gross Revenues. lie detailed accounting shall not be corrrrnirigled with the Lessee's other.operations, and, sho d °comply ' with federal income tai returns and state.. sales, and -use tax rattans. Accord' gly, Lessee shrill prepare and keep fWl, conn lete and proper fiffiancial records and sot:lwtce octiUrients in': accordance_ with generally aocepted , accounting principles, of the Gross Revers es, whether for cash, credit or otherwise, of each 'separate department at `any time opera., ed in _the Pierfnises. 16 Dr fi Lease The financial, records and source doctunents to be kept by Lessee shall incl e, but shall not be Thnited to tnie copies of, (1) records of inventories and receipts of merch ise; (2) profit and loss statements; (3) varianco reports; (4) arrearage roporis; (5} balance eets; (6) financial jouxnals and sales summary records; (7) general ledgers, daily dated cash . ister tapes; (8) daily dated cash register summary tapes ("z" tapes); (9) prenumbexed sales Ips, including those for mail or telephone orders; daily sales andlor point of sale (pos) repor , (10) financial statements; (11.) bank statements; (12) records of daily bank deposits fro transactions at or from the premises; (13) duplicate validated bank deposit slips; (14) purse invoices; (15) inventory and xeceiving records; (16) pricing schedules or other materials s wing price markups; (17) federal, state, .and local income tax returns;. (18) state and loc sales tax reports; (19) settlement statements of transactions with subtenants, concessio 'res, and licensees; :and any and all records that may be examined or rewired by an fade ndent accountant in performing an audit of Lessee's Gross Sales or which may be requested Lessor, If Lessee subleases the property or provi s a license to a third party in accordance with Article X herein, and. Lessee's operations reclu' e its sub -lessees (or licensees) to pay a security deposit and/or advance rent, Lessee shall d sit such secarity deposit/advance rent monies into a separate bank account and shall not co ngle these monies with any oilier bank accaulat used in its operations as described herein. Pertinent original sales records all include, without limitation, (i) sales reports of back office systems fed from point of sa terminals, (ii) cash register tapes, including tapes from temporary registers; if any, (iii) se ' lly pre -numbered sales slips, (iv) the original records of all mail, internet and telephone order at and to the Premises, if arty, (v) settlement report sheets of transactions with any person ao ducting business on the Premises, if any, (vi) original records indicating that merchandise r turned by customers was p-a-rchased at the. Premises by such customers, (vii) rnemorandu receipts or other records of merchandise taken out on approval, (viii) detailed original reco s of any exclusions or: deductions from Gross Revenues, (ix) sales tax records, and (x) such Cher sales records, if any, which would normally be examined by an independent accountant ursuant to acceptod auditing standards in performing an audit of Lessee's sales, 4i4 Reports by Lessee Within thi y (30) days following the last day of each. month of each Lease Year, Lessee shall furnish to essor a monthly statement of Gross Revenues generated in the preceding calendar mon ("Mon.thly Gross .Revenue Report"). The Monthly Report shall be Biped and certified to be complete and correct by an officer of Lessee: Lessee shall use a Monthly Gross Revenue Rep rt, .a sample of which is attached herewith and incorporated herein as Exhibit D to itemize any nd all Teportable Gross Revenues, or any similar form acceptable to Lessor. levevues n sixty (60) days after the eiad of each Lease Year, Lessee shall also famish to Lossnnual Percentage Rent Statement and Annual Gross Revenue Report specified in sectiabove; showing in reasonable detail. the amount of such Gross Revenues made by Lessthe Premises during the preceding, Lease Year, Any intentional misstatement of Gros will constitute a default under this Lease. 17 D),gjf Lease Agreement 4.5 light fo.Fxah irno INii`tiinbial RoeoMs Lessor shall havre the right to''eUmfne, make extracts front., and 06)p 0SOO�s. Financial records, suarco documents, -banI statements; state gales acid use lax. rd sNports, and federal income tax rettirns filed by;:Les; seey anipertaining t6 the- finaiicid orations of the subject propoity, r' Lessee shall �Ji Ae. ill suctx` 6wcs ents qnd records'aVaft e for a.petiocl;gt seven (7) years after the :expfration of°leach `Lease Year Lessee :shall' sh such .inf6ir , n. at'fho Pxeixitses.;or Lessee's n atn.acEauntiizg offic. upon`not'loss t .A. thirty (30) days pi or.wi teen notice from Lessor 4.6 ALuA i At its option, Lessor way at: anytime, tip not lest than thirty (30,:days, prtox written n6tice. to. Lesse6, .=arage dor ap auditor; selected Collette ac�rLduct t�;corrtplete audit (including a physical i4aniryy of the elaiiro recordsart pe�atioiis of.Lo5seo included in Gross Revei tins from the premise, during the or' covor ley ati.y kateiixent'issued..by Lessee leasee shall mare ova lable ,ta the lessor's auciitox at t e. Pretnis{as or. Less a's main: aacotintfng 0 ' on the day set forth `iii Lessoxg6 natio? eqi ng. sucl . aiiclita all of the ;firianc al r cofdsz sauxce documents, variaxzee.. reports,<geieza ledgers; ,management 'reports, -,arrearage reports, check registers; . aixd any ager xxiate alb '' likh stii ch ` iditoz cieerris' n cessary : ar desiralhle lox the ptirpose of pl erfo ning. pitch audit Lessee. shall promptly p y to Lessor fixe arrioiint of ariy deficiency in Percentage Rent payments -disclosed by any s . h audit 1, sucli audit shall disclose that Lessee's statement. of Gross Revenue6;is,at vamn e to,: ie.extent o live peieox�t (5.°/a or more, Lessox Wiley Ball o Lessee tlae cost 'of shell fit, which Lessen shall pay �va•t�iza thirty'(30) days er Lessee's receipt o Lessor's invax Tfsiich axiclit shall d sclose,ai' avorpay .next, Lessor sh 11 credit such ovcrpaygieni towaxd th text.pay.ment. of �:eixt due: In addition to th© Foregoing, and 4 additio:x to all, other ren e�lios ailable :to Lessor,. in.tho evcut. Lessee's auditor `and Le8sorys auditor shall scfiedt e a date 'for _=Ait'of Lesson's records, :and Lessee shall5 fail to' be availalxle or, shall otherwise fail to: c ip1y witlx the-� quire�rtients for such a;adit, Lessee shall pay ,all costs and expenses associat C. with the canceled aiid t Lessor olid lessee agree: to atteixipt.t© tesolve any audit disppte iso resolved in sixty (&0) days FolloWvin� d6livery of the final:atxdit lair submitting the results a . a disputed audit ta;,a tiitTtually acceptable third -party aceciui?tng f"i. for its apinfon, the f es'of wlcl� shalt be paid layT�csSeo,,; 1i dition . to Lessor:s mailable 'tciTiec es, in. the: event an ,audit or other reliable infdnnaff o reveals. that Lossee's reco ,ds are uhMa . rablq clue to tosee's faik e to reasonably niaintaii; ucli reco>ds, Cellar shall be::otitled, to collect .as -.Additional. Rezii £roxri Lessee .an ain6unt -equal to. the lesser. .(i fifty`per c6t. (50%) of the Per'centagc, RRent (the r`Audii Unava' ability Penalty") paid by Lessee in the preceding Le . a$.e.Y.ear prorated for thx period in qi si ri 10" if tl>c period .in question is equal'ta sib (6) motitlas, then the Additional Rent prey dccl for herein w-11 be eq' uat to 50Ma (1/2 of the year) of the Audit Unavailability Penalty) or (ii) e dtffcrmiee between, (x) 11 OL%, of iho Porcet tage trent that Lesseo has calciaated as payable in he year in gtGeaticin and (y) the 1 erEeratage Meritpaid, in tho preceding Lease Year. Lessor's e ercise of the Foregoing remedy shall in no way limnit or Otherwise affect Lessor's ability to xercise other reniedies available to it, nor shall; Lessee's obligations pursuant to the tenns, covenants and conditions of this Lohse (iticludibg, without limitation, Lessee's obligation with 18 Draft Lease respect to reporting Gross Revenues and payment of Percentage Rent) be, in any ma reduced or diminished by the exercise of such remedy. Lessor shall additionally have such audit rights as are set forth by Se on 18-102, City Code, which is deemed as being incorporated by reference as if fully set for herein. In addition Lessor shall have the ability but not the duty to conduct inspections, as e set forth in Section 18-101, City Code,. deemed as being incorporated by reference as if f ly set forth herein, from time to time, of the Premises as provided. 4.7 Lien for Rent & Other Charges The whole amount of the Rent and each and eve � installment, and the amount of all taxes, assessments, water rates, insurance premiums an other charges and Impositions not paid by the Lessee under the provisions of this Lease, and costs, attorney's fees and other expenses which may be incurred by the Lessor in enforcing t e provisions of this Lease, or on account of any delin.cluency of the Lessee in carrying out a of the provisions of this Lease, shall be and they are deemed to constitute a valid lien u n the Leasehold R-nprovcments, anal upon the Lessee's leasehold estate. RTICLE V LEASE LD IMPROVEMENTS 51 Lessee's Obligation to Provide and Fund Leasehold Improvements Should Lessee construct nd install improvements to the Premises, Lessee shall, with no less than. thiiEy (30) days prior written notice and at Lessee's sole cost and expense, submit to Lessor. for Lessor's approval of to be timreasonably withheld, delayed, or conditioned) its Mans (defined below) for the co encement and completion of the construction of the Leasehold Improvements. The plans hall include any work or equipment to be done or installed by Lessee affecting any structural, . echanical or electrical part of the Premises ("Plans"). Within thirty (30) days of receipt of he Plans, the Lessor shall give Lessee written notice of either Lessor's approval or disapptovv. 1 setting forth the reasons therefore. In the event that Lessor disapproves the Plans, Lessee shall within ten (10) business days of receipt of the . otice modify the Plans in accordance with the reasons set forth in Lessor's disapproval noti , if applicable. The modified Plans shall be regubrnitted to Lessor for Lessor's final review air approval. 5.2 PosseAsion Date .Le or shall deliver possession of the Premises to Lessee and Lessee shall take poss�essia thereof on the Lease. Date, as defined in Section 1.3 above. 13y the Lease Date, the Lessee s all have provided the City Manager or his/her designee evidence, as may be reasonably satisfa ory to the Lessor, that Lessee has sufficient funding or binding fanding commitments to cornu to the Leasehold Improven-fonts to be constructed at the subiect property. 5.3/ Payment and Performance Bond 19 Draft Lease Within �tei (10) days after the Lessor approves the plans iii writing .an esseo obtains building permits consistent with the Plans, but in, wiy event prior to the c: erlceinent of airy construction, .the- .Lessee shall,. at Loss.ee's. sole . cost and e.Xpense, Tfi�r .. the Lessor with a PaYM6. i and.l'erformance Bond in sixbsft�ally the form prescribed Section 255.05, Florida ht. `P1ans, design arid. construction documents twill comply th all app1i' Lbie contract, 1ega1, and ro ;tilatory regt�tretxaents tticludtngx �vtthoiit lifts tation'. e 1 larida Building Code. . The Payineni and Performance Bond shall. be issued a bondinoon parry which shall be approved by. Lessar; in the reasonable exercise of its, cretion, in` an amount equal to one hunch -ed percent (1:00°/6) of 'the costs to construct the easehold: lm, t iovetuonts described 'in Exhibit E nazniii.g the Lessor; as the bwn:er/obligee; and e Lessee or Lessee's general contractor, s tlaeprit eip 1, tararateeiti t1�e:payment anci.pei mance of LessWs obligtttic�i�s iii respect .ta any and all .caststx-ixcti`ori work pei6imfiag to the easehaled linpidverneixts;. ree of. boz stiuction. or other liens.. The canditi.ofts of the 'Payment : d 1'erformaneo Bored: shall -be to insure that the Lessee or tessee's general coi:itractox will: i promptly rrtal<e payirien t all claimants, as defined in Seotion 255.05 Florida Sta' fti es . as amended,' sup ging the Lessee itl labor; materials, or supplies, used directly or indirectly .b the Lessee in the prosectition; of the wore, 'rela.toff to the Leasehold lmprovem is under this.Lea.se; ii, Pay. Lessor all:.loss s darxtagos, e cases, costs, an art, me 's tees, including appellate proceeds gs `that Lessor sustains became of a default by Lessee binder this Lease p4su t lo''clairia's macre under Section 255.05, Florida Statutes, and iii. Perform: the xantee of ' ali olxligattpfis of tie: Lessee's tinder this Lease with respeoi to th constraction, and the acquisition and install.atioxi of the,Leasehold lrx�pxovem S. The Payinent an Perforrawce Bond may be. terminated:at.such time as she. construction, and the acgttis tion n installation; o£-the;Leasehold Impmvements are completed. as evidenced by issnan e -a£ a C rtificato of Occupancy and reasonably. satisfactory evidence thoteof. is provided, by the L415el. ee to the. City Manager, incfiAY g eertif cation by -the Lessee's architect that all requirementso: the Payment acid perfor'manoe Bond have been, satisfactorily concluded.;. and by'the issuance a Certificate of OaQuplaaxcy The foci af'the Payment and.. Performance Boyd, a sample of.. `ch is attached hcrc�ith byiab. ence as Exhibit F shall be:.app .roved by the City m:44ager or Risk Manager a,s his designcc acid by the City .A,ttomey as t,o 1.agal form, which appri val aha not be unreasoxtably �vitlrlield 5,4 Co tractor's Insurance he Lesseeshall require every contractor perforining any ,work"pertaining to the Lease ld l mprovements to famish certificates of ii.isuranee, including Builder's Risk insurance, if'ap icable, .to -the reasonabio satisfactiQii of the Lessor ib acc, ordance to 'Exhibit G' attached here o: Copies of such cez�ifiCates shall be fiaimi:shed to.tlzc City oflVltaiiii Disk Manager, 444 s i ltd AVenuo.. V Floor, Miami FL 33130. The Citywi`ll be named as an additional insured on su h policies, .5 Conveyance of Improvements 20 Draft Lecase Arene The Lessee hereby, in consideration of the granting of this Lease shall rapon t or expiration ofthis Lease; convey unto Lessor, free and clear o£ all liens, title to�11 LImprovements of a permanent character, including but not limited to, refrig rators,, freezers, hood systems, grills, dishwashers, sinks, kitchen work stations and Rot fixtures, In addition to the Leasehold huprovemo is to be conveyed /0-i" ias referenced above, Lessee shall further grant to the Lessor the right to purchase frossee, all of Lessee's personal property added to or installed at the Premises by the Ling the Lease Term, including all furnishings,. and equipment at actual cost less depas determined by an appraisal, provided that the Lessor by written notice to the Le . ee at least forty five (45) days prior to the expiration or termination of the Lease Term,. 5.6 Promises to Remain Free of Lions The Lessee shall make, or cause to be maprompt payment of all money due and legally owing to all persons doing any woxk, inclu ng subcontractors; or providing supplies and equipment in connection with the construction, r onstruction or operation of the Premises. The Lessee shall have no power or right to and shal of in anyway encumber the Lessor's fee simple interest in the Promises. If any liens ore mabrances shall at anytime be filed against the Promises, the Lessee shall, upon acgixrin owledgo of such lien or encumbrance, promptly take and diligently pursue a cause of act' ra to have the same discharged or to contest in good faith the anmutat or validity thereof � d if -unsuccessful in such contest, to have the same discharged. If Lessee fails to dischar e the lien, the Lessor, in addition to any other right or remedy that it may have, may take ach action as may be reasonably necessary to protect its interest, and the Lessee shall be r onsible for any and all reasonable costs incurred by the Lessor in connection with such ac -1, including all reasonable legal fees, costs and expenses. 5.7 Lessor Approval All Plans fuxnished finder this Lease are expressly s-t�bject to Lessor's written approval, which the City Manager is oroby .authorized to act on behalf of for purposes of such approval, and which approval he or he may not unreasonably withhold or delay. No approval by ' .e City Manager of any Plans furnished under this Lease pi wsuant to this section shall relieve ssee of any obligation it may have at law to file such Plans with any department of the Cit or any other governmental authorityhavizag jurisdiction over the issues; or to obtain any built ag or other permit or approval required by applicable laws. Lessee acknowledges that any approval given by the City Maxnagor pursuant to this Section shall not constitute an opi on or agreement by the City that the Plans are structurally sufficient or in compliance with, y applicable laws. ARTICLE VI CONDUCT OF BUSINESS BY LESSEE 6.1 Ot)Oadon of Lessee's Business At`all tirnos during the Lease Term, Lessee shall meuaage the Premises with due diligence and effae'ency, in Lessee's sole discretion, subject to the limitations set forth in this Leasc, and in 21 Dpaft Lease a mariner. prudent and in accord with the o*r� ni; first: class .and best business lira es mid techmclues within the locale �r Los8cc'8 business. in similar businesses-located:in' '.mi -Dade County, . Lessee shall carry at ahl tiracs in the Prem.iscs'a;st000k of rnerchandise sixth quantity,. character.and q�4ity as shall be in accord. withi'oompasable businesses wi locale of'tb.e Premises, 6.2Signs Lessee -will riot place or porin't to b.e placed or riiacntat cl on 'any xterior.door,.wall or window o:f'the Preia�ises or within, the Mfelnor of the P.rer se ;any si!.a e or advertising:matter of any kind, without first' obtaixling Lessor's written appy al aid consent, whJcki may not be- unreasonAly withheld. Lessee shall::erect an exteriat s' Of typo, Eornpositton ancl;.design in confcirinaxfc with the City �f Miami o ng Code c the .igd Re dations of Miami -Dade County, as applicable. Lessee 1urf�cr agrees tha such signs, awning, eanopy, decoration, lettering, advertising matter or other thang a be approved. shall be rnamtainad. in good condition anarpaax �t ail tunes. AR .:CL V,11 MAINt Clei l'CE, PAX SND ALTERATION OF P" MES '1:.� iLess'ee's l�aixitienan.cc 0lalba .oris � . Lessee, at its sole boost and ekpense,. agrees to. provide the necessary management and Tabor to cotztintroiiisly maintain e Leasehold Iri�proveincx ts. in the Premises, in6luding all e�perating equipment, utrlityso icon, and eonneotxons within the 1?remises; Lessee,. at its sole cost and ex.pense, agrees to pr ide, janitorial acid: custodian servicEs, trash and garbage removal services, and any and all oth- related smices necessary to have the Premises, and tlae Leasehold improvements remain in g d, safe, code compliant anti sanitary' condition and repair throughout the Lease Terin. Lessee all be responsible for periodic l aintin.g of thio rntc�ior azicl.exterior of the Premises and decor ting the ihterior 'of the: premises, mw tainiiig its dq'uipment, fixtures, fcxtnishings,' and othere'rsoiial proerty m good condxtxoix and xepalr. Allri Miter ante shall be at the Lessee's sole st and expen*e rind will•be iAect, to general inspection by tho Lessor to insure a cont nuM duality of maintenancc aind appearance and: physeal, corfditian of the Premises eomnieii gyrate vith'rriainteriance health, annd safety; stalidaf&'ostablished by the Lessor and Applicable w, 7.2 Lessee s Repair Qbltgatloh . Subj ct to the provisions of this Lease regarding casualty darnage and condemnation and except as herwise provided for in this Lease, Lessee, at Lessee's sole cost and expense, at all time's du ' g the Lease Term,. shall make all repairs to all Leasehold Improvements, inclMing, without l n-Aitation, all heating, -ventilating and air=c-oild.itioiiing equipment and any other repair or replace . eat to the Leasehold linprovem.ents. The Lessen will be responsible for maintenance and r- airs in the Leased Area throughout the term of this Lease, F'or avoidance of doubt, the Lease 's repair obligations shall not include (i) any initial installation or provision of City :Impr vernents or (ii) any repair, maintenance or replacement that includcs areas outside of the 22 Draft Lease Agreement Premises, or (iii) any repair, maintenance or replacement, which is the responsib' ray of Lessor, as provided in Section 7.3 below. 7.3 Chang es/Alter ations. Lessee shall not install or cause to be installed any e crier signs, affixed exterior machinery, shades, awnings in and to the Premises or any par ereof without the prior written consent of the Lessor, which consent the City Manager is he by authorized to give, and may not unreasonably withhold or delay. No approval by the City Manager of any ch ges or alterations shall relieve Lessee of any obligation it may have at law to file the require documents with any department of the City or any other govet=ental authority having juri.sc 'ution over the issues; or to obtain any building or other permit or approval required by law. //essee acknowledges that any approval .given by the City Manager pursuant to this section sha not constitute an opinion or agreement by the City that the changes or alterations are in compl' ce with any applicable laws. 7.4 Capital Expenditure Fund. Commencing in Lease Ye ten (10) and extending through Lease Year fifteen (15), Lessee shall set aside an amount ual to twenty percent (20.%) per year of Average Repair Costs into a separate reserve aceouir�t {until 100°/a of Average Repair Costs is deposited), in order to Rind capital expenditures for e Premises ("CapEx Fund"), which is required to be capitalized as an improvement to the P emises. The CapEx Fund may be used beginning in Lease Year eleven (11). The CapEx . uind shall be applied toward major repairs and improvements, including, but not lien' ed to, substantial mechanical and sttiictural purchases, upgrades, improvements, or repai s; the CapEx Fund shall not be applied to minor repairs due to regular wear .and tear.. The CapEx and accrued from Lease Years ten (10) through fifteen (15) must bo spent in the manner specifi d above on or before Lease Year twenty-fzve (25), Commencing tri Lease Year twenty-five 25) and extending through Lease Year thirty (30), the CapEx Fund shall be replenished in amount equal to ten percent (10%) per year of Average Repair Costs. Commencing i Lease. Year forty (40) and extending through Lease Year forty-fzve (45), the CapEx Funic all be replenished in an amount equal to ten percent (10%) per year of Average Repair Cos.Any amounts remaining in the CapEx Fund must be spent in the manner specified above oon,fore the termination of the Lease. L Ssee shall rn aintairi financial accounting; and "scope of wont" records together with any correspo ding clocumentation of arnouts placed and arnouints used from the CapEx Fund, which shall b subject to review by Les sor,. in the manner specified above in sections 4.6 and 4,7 of this ARTICLE VIII. INSURANCE AND INDEMNITY .Z Insurance on the Premises 23 D ca,ft Lease 7n connection herewith, Lesse.O -Rall obtain- and maintaiix or cause t e obtained and maintained in Ri11 force and effect throughout the period of this Le"HO, the urance c&arage set forth in' Eihibit . H.if required by state, county, or city laws fro lire to time for work conducted an or:use .of raunicipal properties, Lessee shall obtain rkiaintair. or cause to the obtained. and mahitainod throughout or during the Lease.Terxn, s applicable, such types and an�q nts of paymeat, perforrYzance, mai iteixarico� or restoration n.d(s)'.s shaA be t6quired to be 'reviewed .. and: appt�oved by the City's Risk Ma�agemeti epaAment in, , coordination. with. Lessee's- k6k Mahag ,r. The Lessor reserves the right to rcasonably am ,d the herein, ihsurhhcc requimnents as may be applabe in Connection with thb'-scope' c� templated' under. this agreermnt.. Lessor fiirthat reserves the, right to request - copies of al Os 'plicable policies . in co betidn, with this agreement. 8.2 : D'elive ry of zbsar"ce Policies All liability, statut.Ory workers co pensation and property policies, if applicable, shall be retained by the Lessee. Except as 6th ise specifically provided; all other poHcies of insuralice required to be f lraished shall be field.. 'y and be payable.jointly to the Lessor wad the Lessee with the proceeds to be distributed m a cordance wrth'the tonins of this Lease insIrar -ce company certificates evidencing the eiisto' e of all of thesei policies of.insurante shall be delivered to the Lessor, .:ill pol.icies of ins ce required by this Lease l -all provide. that they shall net be amended. or :canobled on less .fan thirty !(30) days :prior written x once to the Lessor and all insured beriefici<ariesof the olioies shall coritair waiver of subrogation; rights endorsements, as required below. The C,esso shall �havc no-6b� i ationi.to sypre it�um, make coiihi Draft Lease Proceeds, plus the amount of any deductible, do not exceed the cost of the ork already completed and paid for, and that the balance in the escrow fund is sufficie to pay for the reasonably estimated cost of completing the required work. The escrow holt shall be any bank mutually agreeable to Lessor and Lessee, If the amount of the Gross Ins an.ce Proceeds is less than the cost of the required work, then Lessee shall pay the excess co , and if the amount of the Gross Insurance Proceeds is greater than the cost of the required w rk,. then the excess shall be paid to and belong to the Lessee. 8.4 Indermnification of Lessor Lessee shall indemnify, defend and hold Less harmless from and against any and all claims actions, damages, liability and expense in co ection with personal inj-uy and/or damage to or destruction of Premises arising From or out o ny occurrence in, upon or at the Premises, or arising from the occupancy or use by Lessee of e Premises or any part thereof, or occasioned wholly or in part by any act or ozmission of L see, its agents, contractors, employees,. servants, customers, invitees, licensees, sub -lessees o concessionaires, excluding any claims arising £torn the negligence or willful misconduct .of2at Lessor (or any other person acting on behalf of the Lessor as its contractor, employees, a or representative). Lessee shall further indemnify Lessor for any penalties, £fines, costs expenses, suits, liabilities, claims, or damages resulting from Lessee's failure to perform i . obligations in this Lease and/or for Lessee's failure to comply with. applicable law's. In c e Lessor shall be made a party to any litigation commenced by or against Lessee and covered y this indemnity provision., then Lessee shall protect and hold Lessor harmless and }gay all f Lessor's costs and attorney's fees incurred by Lessor in connection with such litigatio , and any appeals thereof. Lessee shall also pay all of Lessor's third party costs, expenses d reasonable attorneys' fees that may be incurred or paid by Lessor in enforcing the covenant and agreements in this Lease inclusive of administrative, litigation and appellate proceedin Further, Lessee shall indemnify, defend and hold Lessor harmless from and against ally d all claims actions, damages, liability and expense arising from or caused by the present , in. or about the Premises, of any Hazardous Materials placed on or about the Premises by Los ce, or its agents, employees or assignees; or at Lessee's direction, or by Lcssee's fail -Lire to c, mply with a,ll applicable Environmental Laws, 8.5 Waiver qf Subrogation. Lessee waives all rights to recover against the Lessor for any damages arising from any cause cover by any insurance required to be carried by Lessee, or any insurance actually carried by essee. The Lessee shall cause its insuxer(s) to issue appropriate waiver of subrogatio rights endorsements to all policies of itiaaraiice carried in connection with the Premises, or any partthoreof. 8,6 /Release of Lessor The Loss cc) and its assignees, for atxd in consideration of the leasing and the demise of the tlises to the Lessee, hereby release, ronuse and discharge the Lessor, its officers and oyees, of and from all claims, demands, and actions, whether in law or in equity, which may filed or asserted by the Lessee or its assignees for or on account of improvements made and 25 Draft Lease Agreement f�vpiture, fixttiwos and equipment installed in the Premises, and from any and. -all costs and e peiises : off: Lessee or its assignees m comeotionwith this Lease, including, b -LA noY�b itod to those 'costs 'associated. -with the ,development o C the Premises and acclrxisi/ion:ofaschold lr*o�ementg (the "Timl'j. It is. the illient of tl�. Pajties that this proviontiol over other prcrvisio�n in:this Lease and.'that.iiotkithstah.eling any. hi�ited res provided Lessdr under Section 2A o£ this Lease;: izeitlxer the .Lessee, ilor its all sect{ to recover from the Lessor coixipensation foi, or reimbursement oF, ' costs; losses fees or expenses inc2irred bylthe Lessee or its, assignees: ThE terms of this r Ms' shall ekpressly be made a pati of any ffiture assignment or m6kfgago of tho Leasehol riterest AiTICLE sh, k CIF AND TJT IE 0. 911 Lessee to Proyigo and Pay for `Ut fides' .. I1i'e Lessee shall pay, :or cause to be pa' , al1 proper charges for gas, electricity;: light, heat, mater wd power,. for tolelilxane, protects e and other oomhmiu�i�ation� sorvices,. anal for all other pLTbli6 of . pxiyate. utilit j services, w i shall be. used, renacre . or S.Uppliecl upon or six x.• cc7lznection with the l xexxiases. at�d �tiy Lea'ehold mpr yeixieirts it airy, or any p t fit, at any tixxi e ciciring. the Lease Perm, 'and t1�e Le ee saalY cotripy vrzilx 'all coiitaets relatzn:g .to any such rvioes ;ani. Will der all'otlie thi gs `re .sired. for the rziaintenance an' d continiiarice o£ all services se as are necessary for the pioper rilai enance and opera ion 0` ire Premises and the l_,casehold Inriprovemo ts. The Lessee shall, tits sale expense; procure any aiid all nO&%My permits, licenses'or. outer, aiithonzatio' re Tired for. tlio la*ful W propos installation and maintenance upon the premises ofwires; pip s, coiaduits, tribes and other ecluipmeni ar'd appliaxiaes for use in s�ipp y 1 `i � t ' any "such iitil ties s ' --ices or substitute's to tkiCO. eniises. s _ ... 9.2 Lessor' Not liable r Talhire of Utilitits e Lessor slam i�ot, be lrble 'far any £ailure..af water suppSy, sewer, gas 'ox electric current; car for any in�u or darn-fage:Iq any person or`to f -e Pre ises.paused b? ox resulting from .water,; s or elect °iei which; may leak or flog from. tha water or has mains op to tizzy part of the Premises or the Le schold lniprovenlents. The Lessox -shall nbt be xogtirod to make any alteration io any se vice or �Itility system of the Premises on bolialf of Leasee: Lessor shall not ' be liable°`ror tei7op nary failure of services, tinct aia.y 6 ch tome oraiy railure. shall not be decinecl to constitute` actual' or const�ctive cv%ction n6r "eiattile Lessee t�' any abatement or' diminution tri rent payableM .ee this Ua'se: Lessor sh101 not. make or allow to be, made after the Lease Dato.aiay changes in any utility service to, t rough, under or above the Premises that woi.�ld'result in a materially disruptive effect on th use or operation of the Prern ses by the Lessee and: its customers, including kit. not limited to fiber optics, telephone; electricity, water, storm and sanitary sewer, gas, boat, ventilatio : and air conditi:onin�; without the prior NvAtteh oonsent of Lessee, which shall not be unreaso. bly-withheld, conditioned or donai:cd;. further, provided, that the written: consort of the Lessee, all.not bo required for minor, routine pd customary, maintenance, repair, improvement and Ll ades matte by the utility provider to the utilities it furnishes. 26 Draft Lease .Agreement ARTICLE X SUBLEASES, ASSIGNMENTS AND TRANSFERS 10.1 Subleases, Assignments and Transfers .Lessee shall not, at any time during the Lease Term, enter intoany sublease, license, concession, easement, or permit agreement with respect to the Premise or (ii) sublease, assign or transfbr this Lease to any third party or parties, which has the ffect of granting exclusive possession. to the Premises and assigning the rent and other obli tions set forth in this Lease to any third party or parties (collectively "Transfer"), without first procuring the prior written consent of the City. The provisions of this Article consti e the sole means by which Lessee may request Lessor's consent to a Transfer. In recognition of the fact that this Lease was a arded to Lessee following a competitive procurement xelying on, Lessee's unique attributes, y Transfer of this Lease to any third party or parties (except as otherwise permitted under t is Article X) shall require the prior written approval of the City, which may grant, deny, r se or consent to such Transfer, in the City's sole discretion, based on reasonable co cial factors including the credit worthiness, solvency, reputation, ability and experience such proposed transferee, If approved, any such transferee shall be required to sign a writte agreement assuming all terms and conditions of the Lease, without exception in. a form satis ctory to the Lessor, Any such. attempted Transfer of the Lease, withotit the Lessor's prior w 'tten consent, shall be void and of no Force or effect and shall not confer any interest or estate ' the purported Transfer and will additionally be a default by Lessee of this Lease. it is agreed that all tennis d conditions of this Lease shall extend to and be binding on all transferees, assignees or Stib- ssees as may be approved by Lessor and shall be for a period of time equal to or less than th Lease Term, Lessor reserves the right to directly toi-ninate the rights and interests of any tr sferee or Sub -lessee under any Transfer for any cause for which Lessee's Leasehold Interest ay be terminated. Lessee shall reimburse to Lessor, as .Additional Rent, all cosi-s and expea s, including third party attorneys' fees, which Lessor reasonably incurs by reason of or in c nnection with a Transfer, and all negotiations and actions with respect thereto, such Additiona, hent to be due and payable within thirty (30) days of receipt of a statement of such costs .. d expenses from Lessor, 10.2 Procedure fqofr Transfer Subject to e provisions of Section 10, 1, should Lessee desire to Transfer the .Lease, Lessee shall, inach instance, give written notice of its intention. to do so to Lessor's City Manager at lea t'thirty (30) days prior to the effectivQ date of any such proposed. Transfer, specifying in s ch notice the nature of such proposed Transfer and the proposed date thereof and specifically i entilyizig the proposed Sub-lossee, Assignee or transferee, Such notice shall be accompaniec by a copy of the proposed Transfer agreemeiat and any other documents or financial in miatiou Lessor may reasonably require in order to determine the stdtability of the Sub-lessce. Assignee or transboice. If roquested by Lessor, Lessee shall provide to Lessor copies of all Tr s£er documents and amendments thereto, Lessor shall either (i) withhold consent to the Trans er:, together with a detailed explanation for sack denial, or (ii) consent to such Transfer upon the torins and subject to the conditions provided for in this Article, by mailing written 27 D?, ft Lease Agreement notice to Lessee of its .intent to do so. Lessee a066wledges and agrees that the inaposition of the conditiotisprovidedlaeiein=reclu�riia�Lessar};5,coiaseiatis`r®�.sonable . 10.3 Additional Consideration Payable to Lessor ; if lessor: gives its conseht.to any Ttemsfex `'Lessar:shsll,be entitle o My procbecis from a15 :s�zch ' ra i f r, with th6 T 6ssor's:part alpatroza. eap e� `at a z ximit7 of four percent :(4uyb of gross prciceads rorri the sai$ if. th© Luse is assigned at atkiez�Is" 2uisferkda or sold within OV gars one (1} tbrh'five (5) aiic�=fi xe Ixet�erat (5%4) if ti sfer�ed a�tez'Lease Yeah five (5}.(` talisfer Fee"� L- esse6' shall, in cons deratian of any Tyr st®r, incl cte iz� Lessees Cross -Rovez�ues the a6outit of Seib-Ussee's, Asstgtiee'8 or transfer 's :Gross Reveft which: `shall be ree6r Report. Agsig listed seTiarateXy 6n Lessee's .Anriizal zaee*s trarisl�raeys d .Ishalt lie keptin ` aecordan.e with Article. IV : Additi�ia�,li;y,: Lessor r� es tine riglaY to e�azn1ra� �a�sferee's laooks aft ati it ttansf6ree's ontzre r.ggpras in wg� xi&ie l"V of tlx s Leas; Thd 'ErdnAf&.-fee. Miall be potp&ual diad sh`a appy t� ;arty successive Trarisfei prooured by: the totes - of -thzs' Lease tor tts. folIg as: this ' ease` is active, lnolu ing .inodz�cations incl extezasraris; if any :The ab , ptance{:by Lessor af: the payment.:'of iont faklowzzzg ally Transfer prbhNto�l:by this Afticle shall riot b6 ;deerned be consent lay Lessor t� any su.eh As:Aigrciopt or Transfer;. or sla t the: same be. deelii d a a . er of azxy xight or remedy of Lessor laereiiiider''. 10.4 Defiiiitir?ns As used in this Article, the ter TY,r"moans: L any fetal r partial Sate, or assignmei1t. of Lesgpe.'s businQss ar Lmsahold Estate e any. contract at agro riaent to da any of the same; imlrt�ling by ei ter iiitr a si- btease, : assi gruriont; : iransi~cr agreeixiei t, concession ogre on etc.. .` ani traxasfer 'of, more' thins.-. fortY4i ie . pmott (49°�o). of th.p, stoi* of L otlacr:t sn art bficr whose shares c .pttl�licly ailed ' if the trails fer`resu ts.11li a transfet� a.nadro than forty - e petceni (49%) of thebeoefie al okgrship!of Leasee, 3. my merger;, consoliderdon or sale of lease of all or substantially all of the assets of the Lessee or of way 0.wnor, other'than an owtiet. whose shares are publicly tmded. 6Q. or means. any pc finrr, rporation ar other• erntity v61ch owns, directly or indirectly, legally or bene�icially, n�'are than..fifteen j�ercnt (15%0) of the stc,)ck.Iaf the Lessee, but shall not include any shareholder o£=Owner wlaose shams: are publicly tried. Owner whose shares ark 10 iblrcly tradecl" m6ans 1. ori, Owner who has filed an 'effective '.registratioi statement with the Securities Rxehange Ldozx mission (or its successor) with -respect to the 28 Draft Lease Agreement shares of any class of its voting stook or of all classes of any other form of ownership interest which includes voting rights; and 2. whose voting stock and other form of ownership interest described in clause (i) is listed for trading purposes on a securities exchange subject to the regulatory jurisdiction of the Securities & Exchange Con nission (or its successor) or is publicly traded over the counter. 10.5 Acceptable Transfers The Lessee recognr�,,es that the operational exp proposal was given special consideration by the I undertaken by the lessor for the award of this Lease. permitted pursuant to this Article X of this Leaseydelal,,� by the Lessee, or any Owner without the prio consent shall not be unreasonably withheld or IIII of the Lossce as set forth in the sox in the public selection process rorefore, Lessee agrees that except as sfer may be wade, suffered or created consent of the City Manager, which The ;Following Transfers shall be permitted hereunder without the written approve of the City Manager: (a) Any Transfer directly resulting f/om the foroclosure of Lessee's Leasehold Estate, provided that such purchaser or grantee is an institutional investor (including a bank or other similar financial i or an agent, designee or nominee of an institutional investor which wholly owned or controlled by an institutional investor, and that such purchaser or grantee within six (6) months after taking' possession of the Premises, shall have ent ed into an agreenxent for the management and operation of the Premises with an A ceptable Operator or is itself an Acceptable Operator; (b) the issuance of stoc or stock options to Lessee's directors, officers, or employees, provided the stocl or stock options issued constitute, in the aggregate, less than, fifteen percent (1 �/o) of the issued and outstanding stock of Lessee; The Partieshereb acknowledge and agree that anything herein to the contrary notwithstanding, tho "g ng public" by Lessee; including, but not limited to, the filing of a registration statement th the Securities and Exchange Commission and/or the creation of one or mora classes of sto E and the offering of shares of stock -to the public for purchase, shall not constitute a Transfer ereunder and shall not require the consent of the Lessor. Any conse to a Transfer shall net waive or abridge any of the Lessor's rights to consent. to a subsequent T ans'fer. Any Transfer made in violation of the terms hereof shall be null and void anal of no roe and effect. Any transferee roust be an institutional investor (as provided above) or an A ceptable Operator in each such instance. 10.6 No66 of Transfer W' respect to any Transfer which must be approved by the City Manager, the Lessee shall giv or cause to be given to the Lessor written notice (including all information necessary for the essor to make W-1 evaluation of the proposed Acceptable Operator aocordin.g to the require oats of this Lease) of any Transfer of which Lessee, or its officers shall have know dge, not Less than thirty (30) days prior to any such proposed Transfer, and the Lessor shall ithin thirty (3 0) days of its receipt of such information, advise Lessee in writing if it shall con nt to same. If the Lessor shall not consent to a Transfer, the City Manager shall state the 29 Dt lease Agreement /nsent to a reasons for stiich disapproval iia his notlm to Lessee.If.tlie .L•.ossor is riot required to Transfei pursuant to the terrns Hereof', the Lessee shall notify -the Lessor in ting of same witl-in thirty. (3Oj' ,ays a:fte the date .b Tit nsferk' -Ln h event that City Com scion approval is required by this Lease;` the City 1tilarrager'shall iise die diligence to pr ent the request for Transfer to the pity dointri{ssian as. soon' a pi cticalle and:tbc tii fo erfoitiiance by Lessor sha11 be reasonably e .tend6d to. provide suffxciorit tinge for preseritat 0 . o the City CO.Mmission. 70.7 Inforauintion.as to,Shareholders; etc. If:'npplicabie, Lcssee shall.6oxn time tee t'iix e throat out the Lease Term as the Lessor shall reasotta ly regVest5 imish the: - essar with a colt.p e staterfierit,°:subscribed and sworn to by' ki ' P:resident;Qr Vice✓Presid:ent incl the �ecratary or ssistant secretary of the lessee, setting forth (to e e a t tc so ru).thd hall narxaes.aiicl addxe es efm�iterial hailers of sto p interests in Lessee, ` i1d the:extent :of tl edt holdirgsa :and iia;. 6 event �any.other parties have a inatedal beneficial :interest in sit lx stoct�, their full names d d diesses and the. extent of stizcli interest as deterixiined or 'indicated by „ the . xecord.s ':of dssee. NoMthstaixdxng the foregoing; the information .rpquir.ed �y this lection shall be .xequired to. ba fiirnished with respact to the shareholders o- any &w' her whose shares e publicly traded As Wised in this sequon; the term i "material";shall moan ownership afoot le than a ten (i0%.pexent interest ixi Lessee.:. 10.8 E06cttaaiaorn of&rlmittedTr nsfe No. Txansfc> shill be effect` e finless and until: (1) all Rents; taxes, a essmezils, impositions ffis'urance, permitting acid other charges required to be paid by the L see vndd this Luse Ahall'N paid by. .the Lessee tip to the date of transfer, at.d.all other cave < iits and agreements i o. bel *e and lierformed hythe Lessee shall be, substantially complied err at the date of the Transfer, and (2) the oiatity t which sicli Transfer is,inado,. by,itastriinei�t in writing. reasonably antis#victory td the Cit' an cr (s� j� ct to aplaroval as;to legal foim by the'`Czty Attoxne) grid in a foi7ri recordable.: ong; the laiia recotds, shah, for i if.kid its si ceessors and assigns, 'aand espeeiall:y for. the b nefit tithe Lessor, expressly assuring all of. e obligations o'fLessee finder this Leaser -agree o be subject to : all conditions and restriction& to which Lessee is subject, including. the e ditional gaarailtees rcgiiired„trader ectiQri 1 .5 of this -Lease, provided, however; tlaa( 4Y transferee ,shalt not be :require to assume any personae liability -Linder -this Leaso with t pect to any matter arising:piger. or. subsequ.ent:to the period of Stich ttsnsforce's actual own ship, partial or whole, of the L6aschold .Estate created by dais Lease (it being understood novertheless; that the absence of any such liability for such matters shall not impair, impede o prejudice any other right or remedy available to.the Lessor for defa-ult by Lessee). Nothing Broin shall .be. constnied to ::relive or :release thc. Lessee .from .Liability for the pat fort ice of all of the obligations of Lessee: tinder this Lease, to. 9 Ciiteria. For Consent for Traxisfer The Lessox may, at its. sale discretion,condition its consent to a pernnitted Assignment, i ,Sublease or Tr�ansfex ipoii satisfaction: of all. or wtny of the following conditions: 30 Draft Lease Agreement (1) The proposed entity to which the Leaschold is being assigned, transferreZands ed ("Transferee"), shall bean Acceptable Operator; (2) Transferee shall satisfy the qualification/n,ents imposed upon Lessin the original 'RPP; (3) Transferee shall have no open pen•�nifines, unsafe -ructures, or any open lawsuits; (4) The net assets of the Transferee immedor to th- ransfer shall not be loss than; (a) the net assets of the Transferor whost is ing transferred immediately prior to the Transfer; (b) the net assets of s• ror on the Lease Date adjusted for inflation; or (e) an amount reasonabary to discharge Lessee's remaining obligations hereunder; (5) Such Transfer shall not adversely affecity and type of business operation which the Lessee has conducted theretofore; (6) Such Treemsforee, shall possess qu ifications for the Lessee's business substantially equivalent to Lessee or an Accept le Operator, or shall engage an Acceptable Operator and shall have demonstrated r ognized experience in successf4ully operating such a business, including, without ' itation, experience in successfully operating a similar quality business; (7) Such Transferee shall .agr to continue to operate a business similar to the use conducted at the I'rein.ises pursuant o this Lease; (9) Such Transferee shal assume in writing, in a form acceptable to Lessor, all of Lessee's obligations hereon r, and Lessoe shall provide Lessor with a copy of all doc tmonts pertaining to such ransfer; (9) Transferee shall lubrnit to a credit check and other background checks as Lessor sees fit. Failure or refit a1 to submit to said credit and background checks shall be an automatic disqualificati of the potential transferee; (1 a) Lessee shal pay to tho Lessor any due, but unpaid Rant. 10.1.0 Liability/of Lessee If a Tr sferee does not meet all of the criteria set forth in this Article, Lessor, at its sole option, Lnay eciLuire Lessee or Owner transferring such interest to remain liable Linder. this Lease for thisch nuance of all terms, including, but not limited to, payment of Rent clue under thus Lease,Transferee docs meet the. criteria set forth in this Article, Lessee shall be released from 1 all remaining liability and./or obligations set forth in this Lease from. the effective date oAssignment or Transfer, but sh.a.1.1 remain liable and responsible :as provided by this Agreend applicable lags for performance of duties including, without limitation, payment of rento the effective date of such transfer. 10.11 1 Acceptance of :hent from Transferee 31 Draft Lease Agreement The acceptance by Lesso of the payment of Rent fallo�vxng ariy Transfer'prohibited by this Article shall not be deemed to be a oorkmrii by' LOS sor to any such Transfer;: icor shall the same be deem* Cd to be o waiver of any right or remedy of Lessor hereunder,. 10.12 T'rA ns•Iers of the Lessor's Interest At the Lesseo's roqu6st, Lomsor shall provide the Lessee copies of any an Il agreements or. contr4ets .pertaining; to the total or partial sale,; assign=' ont,` eorlveyanoe- ortgap, trust or pbWgr, or-Vth6r. ttansfer axt any rnod or.J"orni of or with:respect to the. Less r',s Myersionary or fee ,interest in tiie I'> s xses, or. o4y part thereof; ar any interest fliers' ; . or any contract or sgreernent toE do any of the_ same; to • any purchaser; assignee,, ni rtg eox: or tnistee,. Lessor hereby agrees to incorporate the terms arid. conditions set forthin this ease p in any Welement or contract with such purchaser, assignee, mortgagee, or. trustee. 10.13 Mortgages of L*eli©ld Interest 10.13,] lei ht to most` ftae' All rigllf ofL ssee pl sLYant to this Lease are mortgageable, pledgeable; assign -able or fibsferable, in ce 41ththe ierixA of this Lease. Any sticcessox to, or ,assignee of, fhq ri , is of Ussee:hereunder (whether as the result of `voltmtary assigntnont, fordc 'stitixe, assigrirnent 1n Nett of. Ior�closure or otherwise) shall hold or be entitled o exercise .fixe rights of Lessee hereunder as filily as if iiamed as such, po party .e?erolsing rights as Lessee hereunder shall have or incur .a Y liability for the' acts: of any other party which previously, exercised or subs- uej tly shall oxiso such rights. In no way'sh-all Lessee have, any authority t :tuartgage the awnershi� lintetest belopging to Lessor. 10.13.2 Re airements : for . rtaage; In addition to the requireinents specified tlrotiglxoui thin Lei ee.'m•ay only pledge, `liypotlieeate, or otherwise mortgage the Lease ald Estate with the4ritteii pOfinisstori of the City Manager, the ernnission for ha.clt• shall rant be unrcasotxabi..y withheld 10.13.3 E.otiee. In. the ent Lessor gives a notice of default Linder this Lease to Losses, Lessor shall lso. send a copy of such notice to any holder of a Leasehold Mortgage, ovided such holder or its mortgagor ;shall have sent Lessor a notice n. cOririing t. :of the existence Of 8 -Lich L asoholc ,Mortgage and the name of the pm. on o. officer. and the address to which copies of th notieos, of defaults. are to bo sent each,a "Nlartgagoa'.'}. Si h Modgagee shall l�.ave an additional thirty (3 0) clays. o cure, any clofttttlt• that is capable of being cured With, the payment of irto �±, and 'an. additional tWrt�, (30 days 'for all .other cls -faints (anal such ad itional titne; as to wit -monetary defaults, as the 1Vlortg4geo in goodl faith and li. reaso iable.diligenae either a terripta, to ctu'e sLtoh dofdult or aoramn,ces and ereafter prosectates with reasonable diligence, if. not .enjoined or stayed, appropriate proceedings for foreclosure or other enforcement of the liens securing its financing). Initiation of foreelosirre proceeditigs against Lessee shall constitute "diligence" by a Mortgagee hereunder so long as such -foreclosure proceedings are continuo-usly pursued anal all rent and additional rent is being paid to Lessor by Lessee or Mortgagee during the- pendency of any foreclosure proceeding. Tho 32 Draft Lease Agreement z foregoing requirements to give notice of do -fault to a Mortgagee allow such Mortgagee an opportunity to cure such default shall not delay th xercise of self- help elf help remedies by Lessor in the event of an emergency. 10.13.4 Rights of M agees. Once Lessor has received a z ice as specified in the preceding section, then, from and after receipt of'such otice; (1) No voluntary termination by Lessee of this base shall be effective unless consented to in writing by such Mortgagee; d. any material amendment or material modification of this Lease or the;;�ercise by Lessee of any option, to terminate this Lease without the written onsent of such Mortgagee shall be voidable as against such Mortgagee at ' option. If any Mortgagee shall fail to respond to any written consent under s section within thirty (30) days after the receipt by such Mortgagee of such ritten request (which written request shall make, specific reference to this se on), the Mortgagee shall be deemed to have denied its consent to such reque . No notice required to be given to Lessee by Lessor shall be effective as to s ch Mortgagee unless and until a copy thereof has been .given to such Mortgagee (2) Lessor shall accept perfor rice of any and all of Lessee's obligations hereunder, including the obligation to pay rant, from any such Mortgagee and the performance of such ob1' 'tion by such. Mortgagee shall be deemed to have been a care effected by Les e. Lessor hereby consents to the entry onto the Premises by any such Mortga e for the purpose of effecting the cure of any def -a It by Lessee. In the event f a default by Lessee horcunder, any Mortgagee may affect the cure of s-aah d 'az t by foreclosing its Mortgage, obtaining possession of the Premises and per, ming all of Lessee's obligations hereunder. (3) If it s11a11 be cessary for any such Mortgagee to obtain possession of the Prc�inises to e` ect any such cure of a default by Lessee under this Lease, then Lessor shall t commence any proceeding or action to terminate the Lease Term if (a) such Mortgagee shall have informed Lessor within the grace period applicable o such Mortgagee that such Mortgagee has taken steps to foreclose its Leasehol Mortgage, to obtain possessioii of the Premises, (b) the ront and all moneta obligations of Lessee shall be paid and all other provisions and require ents of this Lease which are capable of being observed and performed without obtaining possession of the Premises are so observed and performed while ny such foreclosure, other action or other remedy is being prosecuted by any ch Mortgagee and for so long thereafter as such Mortgageeshall have obt, ed possession of the Premises, and (c) such Mortgagee shall be diligently pro ccuting such foreclosure or cancellation and attempting to effect a cure of the de ault. Nothing herein contained shall be deemed to require the Mortgagee to e retinue with any foreclosure or other proceedings, or, in the event such ortgagee shall otherwise acquia;e possession of the Premises, to continue such ossession, if the .default in respect to which Lessor shall have given the notice shall be remedied. (4) l Lessor agrees that in the event of the termination of this Lease by reason of any 33 Draft Lease de ault'b� Lessoc or rejeciioii of this Lease in a bocruptGy pro tiding effecting Lessee; and if Lessor has prior to such tct iftal.on boeri gzu .. written notice of the name and address of such Mortgagee, Lessor vni eat nto'a.new agreement for the Promises with any Mortgagee. or a wholly o tibsidiai� of Mortgagee for the remainder di.t& pease. Tenx ; effecti�te 'of e slat "of such tcrinination, at the rant and titpan hhe terinsj'-optioht , provision co. cnants:wd. agreements as herein contained, provided: is Belch Mortg:a tie shall snake written c best` ,u on cssor for such new ... p agreement p.wit rior to. or ka�n t (l0) days *after. the_ date of such termination aril such written reqs st as accompazixed 17y.paynxent to Lessor ofa11 sums they.. due to Lessor e xtader, Mach Mortgagee' or its no nee shall pay to Lcssai 'a4 66 tune of the e ectYt on tinct 6ii'ery trf d ne'ieaao any and At sm-ns which would at that tis -A& be du:o h&6 -aft rb�xt for s Ych tei sination, aiad' iii: That n the' .overt ere exists mare than one. Mortgagee, the first Mortgagee shall ve he fiat ` optboix to become Lessee under the provisions oftl�s ection, with priority over the second Moz�gagee. () No Moiltgagee shalt. liable ender. the agYeemer ts, terms, covenants or condition of this Le ': e tinles� and until it beoamcs tlia'. owner -. off the estate held Y. Lessee, All of.the provisions con 'ned ill h�is Lease with respect to Leasehold Mortgage and the rights of Mortgagees shall sure ve th&terrnination of this Leage`for siuchperiod of Limo as shall be necessary to effectuate the Jghts granted to all Mortgagees by the provisions of this Lease. Nothing heroin cont. 6d shall req'inio my Mortgagee Ot. its nominee to c:Lwo any default by Lessee hcreunder7-uni, s Mortgagee accepts'assignment and assumptiail; however this shall not preehicle the City fres seeping a. judicial-tomecly for any s-ach losses or breaches of the Lease in a mann& Wnsistmt A the.terfns offhjls. Lease:'' ARTICLE KC C(QWLIANCt.`WITH LAWS . 11,1 Coanipllaia e with Laws LBssee s all, at Less eeIs,.so�lo cost -and expense, comply` with all appiloWe Federal, State, and local lave a icl all., applicahl`e peri ittzng and. ogul tory regiurcmetxts; rules•, regulations, codes; ordina ces'A and written :policies .noir in forcer or whish -nay hogafter be in farce, pertaining to Lessee ;oi its.. use of the Premises; and shall faitlrfirlly: observe in the use of the Prolvkes or the pdBormance ol`�,hy alterations: (including, withoutlzmltatiaia, the construction of any Lea eh.old Imp'ro 'oments� .all applicable lags now in °farce or whio' i may hereafter be in. force, 34 ARTICLE XII ENVIRONMENTAL LIABILI'T'Y 12.1 Definition of Terms For purposes of this Article XII the following terms shall have them herein: Draft Lease Agreement meaning attributed to 1. "Hazardous Materials" ;means any toxic or hazardou substance, material, or waste, and any other contaminant, pollutant or constita t thereof, whether liquid, solid, semi-solid, sludge and/or gaseous, includi without limitation, chemicals, compounds, pesticides, petroleum products ' cluding crude oil and any fraction thereof, asbestos containing. matcrials or of x similar substances or rnatetials which are regulated or controlled by, under, or p uant to any federal, state or local statutes, laws, ordinances., codes, rules, regula "ons, orders or decrees including, but not limited to, all applicable laws, 2. "Environmental laws" shall inc de all applicable laws, rules and ordinances, existing now or in the fiiture du ' g the Term, as amended, modified, supplemented, superseded or replaced at any, time during the Term, that govern or relate to; the existence, cleanup and/or re edy of contamination of property; the protection of the environment from spilled ,/deposited or otherwise emplaced contamination; the control of hazardous or xic substances or wastes; the use, generation, discharge, transportation, treatmen , removal or recovery of Hazardous Materials; or otherwise regtalating the impact g Manan activities on the environment. 3. ' "Costs" shall mcan d1l costs incurred in connection with correcting any violations of any Environment Laws and/or in connection with the clean-up of contamination on the Premises, 4. "Clean Un" l mean any remediation and/or disposal of Hazardous Materials at or from, the Pr raises which is ordered by any federal, state, or local environmental regulatory, is 's :1.2.2 Lessee's Environmental Covenant The Le ee shall not causo or peiTnit any Hazardous Mat6fials to be brought upon, treated, stored, is of, discharged, released, produced, manufactured, generated, refined, -or used upon, 0out or beneath the Promises or any portion thereof by the Lessee, its agents, erraployees,ontractors, licensees, m invitees except as may be customarily used and required to conduct L see's business or as rimy be used in compliance with Environmental Laws. Lessee shall not p rmit any activities on the Premises that would violate Environmental Laws. If Lessee should h each this covenant, Lessee shall take all actions necessary to comply with all Enviro ental Laws and shall, at Lessee's sole cost and expense, perforin any and all Clean Up. Lessee' obligation under this section shall survive the expiration or earlier termination of this Lease or a period of two (2) years. 12.3 / Survival of 'Lessee's Obligations 35 Draft Lease Agmement The respective; lights and obligaiio t.s of 16ssor and. Lessee unde is Article X11 shall survive the expiration or tenuinatidti Of thus Luse i'or a;period of one ( year, ARTICLE XIII DAMAGE OR DESTRUCTION OF P MM8 13.1 T)elZinitzox�s For. the pitrposes of 'th'16 X11I theI lo-t.v wards shiall liave .the meanings attributed to be, Min, this Section (a,) "Coanpletel-Destroyed" ineaiis tho d. traction of thC' saf0,jeashle'ti&� or occupancy of iii stn al �ioi�ron: 6f 66 Pr sas �.tz a&; :this Leh§e whi6h damage cannot reasonably:b repzred, estored o eplaced within oixe hundred eighty (I80) calendar days fr ' -m'tiht date tin,vh%ch the amage occurred. ,: (b) "Tsrtial Destruction" means any daftrage .to the Nfiises -which " damage can reasonablybo epaixed, rest odor repla er ri onehiiri ed eighty (180) calendar .days lro tho date on Whi the"d�iri�age' xecurredr" 13.2. pixy to repair, Ikestax�e heplace 1'reimises 4fti i DAninge: In they event, of darna.a by: fire or otherwise" of the Pr.emises'including any Machinery, fixtures or cquipment whi6h. o a part of tha Premises, dao Parkics. agree as -follows: in tho event of Pte' Destr rdtion of the Pxen ises, within. sixty (60) calendar days of the damage (subject "to, reaso able delay -and/or Force Majeure), (i) the Lessee shall use the Gross Insurance Proceeds avai ble, together with Lessee'sown hinds (ifthe Gross Inaitrarice Proceeds are insu.fficiont)' to co once and diligently"pursue to combletiaii within: otre hi ndxed eighty (180) ,calendar days. om the date the damage occurred (subject to ,reasonable extension due to force lvij:eure cid d ays.y Lessof in the repair, restoration, or xeplaernerxt. of the datnagect or destroyed portion o the I'i emises as rcquiral in order for the ]lessee to corntnepce die restoration o the Leaschold Itxztiroyemetts), thio repair, restokation .or replacement of -the ;dat ged or destroyed portio of the Leaselibld`'Impxoye ents .("P.estoration Work"}, ant' "this Lease shall remain in fall f ce and effect, with no abatement in iGt, " in the vent thio Pr'einises are Conipletoly Destroyed 'at any time during Lease Term, Lessee;. iia; it sole "diseretioii; shbll haye the :option, to `sel.00t whether to tet -urinate this Lease within sixty .60) days of the damage, -In the .event-.the.Lessee shall defer ine riot to terminate this Lease, cn U the ,essee.'s solo: cosi and expense; (together with Gxoss: Insurance Proceeds available that purpose); Lessee. shall: conm� noe and diligently pursue to .eonapletion the Restorati Wort in accordanae' vith 'the provisions -of Section :13,3.1;e1ov , and Lessee shall conir�plet ..the. Restoration.WOrk within twelve (12) n�4nths from the date the damage occurred (sitbj'ect to iCeasonable ,extension due to Force lVlaj eure or delays by lessor in the . repair, restorat on, or replacment of the: damaged or destroyed portion of the Premises as required in order or the Lessee to commence the restoration of the Leasehold lint rovoments), and this Lease shall remain in fitll force and effect, with no abatement it Rent. Alternatively, the Lessee may leet not to undextake the Restoration Mork by providing vrritten notice to Lessor and in whi h event this Lease shalt terminate, and the Lessee shall, at the Lessee's sole cost and 36 Draft Lease Agreement expense, (but using along with the Lessee's own funds, Grros,s Insurance Proceeds availa 16 for that purpose) deliver possession of the Premises to Lessor free and clear of all debris Lessor and Lessee shall each be released thereby from any farther obligations hereunder truing after the effective date of such termination, except that such release shall not appl o any Resat or other sums accrued or due, Lessee's obligations regarding siirrender of the remises including the removal of debris, and environmental liability as provided for in Article 11. 13.3 Performance of Restoration Work in the event Lessee undertakes any Restoration Work in ccordance with the provisions of this .Article, such Restoration Work by Lessee shall be sa tantially the same as possible to the condition that existed immediately prior to the damage, d shall be performed in accordance with the provisions of Article V applicable to the constru 'on of any Leasehold Improvements. Lessor hereby aclmowled:ges and agrees that Lessee's o ligations hereunder and the time periods set forth above are subject to Force Maj oure, and reas nablo extensions based on the severity of the damage. 13.4 No Additional Right to Terminate Except for the Lessee's right to term' ate this Lease in accordance with the provisions of Article XIII set forth herein, Lessee wa` es the provisions of any statute, code or judicial decision which grants Lessee the right to terminate this Lease in the event of damage or destruction cr-f the Promises. 13.5 Lessee's Right to Terminat If Lessee elects to excrei e the option given under Subsection 13.2, to terminate this Lease, then any and all Gross In rranco Proceeds paid. for damage or destruction of the Premises shall be applied as follows: First toward debris re. oval; and Second, toward the glance of the proceeds, if any, after payment of any Rent clue, shall be paid to the Part' s as the rospective Rent shall be prorated based. on the useful life of the Promises prio to the casualty event as oompared to the remaining term of the Lease and any option p/ loris without consideration of the termination of the Lease as provided in this Section. / 13.6 Payment for/Construction of Restoration Work Except aserwise provided for in this Article XIII, all Gross Insurance Proceeds shall 'be applied by tla Parties to the payment of the cost of the Restoration Work to restore the Promises, and tl tGross Ins-Lwanoe Proceeds shall be paid out, the Restoration Work ,shall be performed, an the Lessee shall mal,,e additional deposits with an escrow agent, if any are required, as m y be applicable, 13.7 Collgction of Insurance Proceeds 37 Draft Lease TheeLessa ;shall 1n`io event be resppnsible for tkte non -collection, al' y.insUrance proceeds: tinder this -Lease biiti only for ins 6 rnoriey that shall collie into lts cls.. 13.5 Unused lns:uxan,ce Fr-acecds and Deposits in the evant any Gross insurance Proeeds or sti rns-.delaosit with 4h:cscrow agent or Lessor in connection' with the restoration Work shall remain in hands of an ese'row agent or the Lessor, if the. Parties havC agreed to allow the Lessor to.. d the insuranoe .pxoceeds until Co- pletid- of the Restorati:ona Work; and if the Lessee; shal riot ,then be. in' dei'anit under this Lease in.xespect of any matter or thing ok:wluc n6 ice of fiahlt has been seived'vh:#lrc Lessee, then. the rem s, iiing tlincls shall, be applied `first. toward any unpaid ,Rent,, iftd the remaining balance paid 6 th6 Lessee, I.-ARTICLIEK E1 NT OIY.CAIIV 14.7. Total Condeninatiori 7n theevent that All of. the Premis (or such portion thereof as shall, n the good faith opinion o! Lessor of Lse ase;:ender IMO nornieally tiYnfeasible for its intended purpose) shall be liken fok any public purpose by the ri of condellmbttiony t1 Le Exercise ofthe power. of eminent domain or shall be 'conveyed by the, . essor and Lessee acting jointly to a. roid proceedings of such taking, the Rent put,Luazn to th` Lease shall be, prorated. and paid.by the Le'ssce to the -date of taking or conveyance in Heil the eof, and this Lease shall terminate and become hull and void as of the date of taking or suc conveyance. Any damages resulting ta:.Lessox and Lessee, respectively, at?d to their: re peeti;ve interests in and to the Premises, the Leasehold jmpr oven ones, and. iij com et ' n with.this .f,ease.(�vl ch =onnt of the. ages.shall ho'calculated based on the reihsinirig.tcr n of the Le€tse and any option pc rods viihoiit eonsl,de..i on of the termination of` the Lease s provide. d in this Section), shall be `separately determined .and computed by the court ha g jurisdiction and separate awards ��d ' figments with respect to damages to Lessor and ssee,:respcetively, and to each oftheir' respecti-�e interests, shall be wade and cntoretl. 14.2 Partial Cdnd W ation In the event; ess than all of the Promises shall be taken for any.public ase or purpose by the right or the e.x oise of the power of eminent domain, or shall be conveyed by the Lessor and Lessee aoting jai ly to avoid proceedings of �C takltg, and.. Lessee shall'bc of` -the -good faith opinion that it is economically feasible. to effect restoration therQof, their this Lease and all the Covenants; Ootid 't16 s,aiid �rovisionl hereunder shall lie azid remain in full -force and effect as to the Premises n t sa take or: coy � yEd Lessee shall to lie �e�tcnt tlxe proOeocls of the Gross Condemnatio Award are mad available to it; pitrs�a. t to the t rms-lietoof, remodel, ropair and restore the r' wining portion of the. Premises so, that it shtl be comparable to the premises prior to the condo:. ation; provided, however, that in so doing, Lessee shall not be required to expend more than. -' amount of any Goss Condemnation Awara actually received by Lessee. Draft ,Lease AgNeement The Gross Condemnation Award allowed to Lessor and Lessee shall be paid t /and received by the Parties as follows: (a) There shall be paid to the Lessor the value of the portion of the lair o taken and Lessor's reversionary interest in the improvewents so taken, ich land and reversionary, improvements shall be valued as if unencumbered. essor shall fiu-ther be paidan amoimt by which the Rent has been reduced by the aping; (b) There shall be paid to the Lessee any amount by which ssee's profits and value of Lessee's interest in the Lease and the Premises have b n reduced by the taping after any payment required by the Lease; (c) There shall be paid to the Lessee the amount ted to complete the remodeling and repairs to the Premises pursuant to (a) above; (d) The Lessor and Lessee shall be paid &rtions of the balance of the Cross Condernriation Award or awards, if any, yffich are allocable to and represented by the value of their respective interest in e Premises as found by the court to its condemnation award. 14,3 Adjustment of Rent Upon Partial In the event a part of the l excrcise of tlac power of eminent jointly to avoid proceedings of su Lessee to the Data of Taking or co the remainder of the 'Lease Term/ shall continue at the same rate. / 14.4 Deposit of C ,Xs shall be taken for any public use or purpose by the Lin, or shall be conveyed by Lessor mad Lessee acting :ing, then Rent pursuant to this Lease shall be paid by nice in lieu thereof, and after such date the Base Rent for be reduced on an equitable basis and Percentage Rent Award with Escrow Agent Unless the effect fif a condennnation proceeding shall be to terminate this Lease by operation of law or as pr vided in Section 14.2 above, any Gross Condemnation Award made in respect to the Premises to a condemnation proceeding shall be deposited with an escrow agent selected by the Lessor o be disbLused for the cost of'restoring the Premises, 14.5 Tempo7raryjaldng In the ev nt that all or any portion of the Premises shall be taken by the right of condemnation r the exercise of the power of eminent domain for govermnental use or occupancy for a temporary period., this Lease shall not terminate and Lessee shall continue to perforin and obscure all of its obligations (including the obligation to pay Rent as provided throughout is Lease) as though the temporary taking had not occurred except only to the extent that it rn.ay e. prevented from so doing by the terms of the order of the authority which make the tempor taking or by the conditions resulting from the taking, including the loss of its possess' n of all or any part of the Prern�ises. if the period of governmental occupancy extends beyon the termination of the Lease Terin, the Lessor shall be entitled to receive that portion of the oss Condemnation Award allocable to the period beyond the termination of the Lease To . The amoLmt of any Gross Condemnation Award payable to Lessee, on account of a 39 tam porar faring<o�all or any part L64sohold itripro�iemen s, s1ia11 Lessee's Leasehold Estate for all proses in this Lease. If the Gross Co' not separately detertni e the phot.7nt applicable to the taking of tie n 61 Lease wicl in the'Leas&6.1. Improvements and if L ssot. and Lessee s l to' tho' proportion ,of the a card so . appacGlble to tl�a respective l' PS, shall s omit the `m.attorio the•co��rt ori stxpulatlor fot le,pesos..of Jtix tine interest of the' i'a"es in accordance with the terns of thi3 . section ARTICEVXV PAMEt�IT OF'TAXES, ASSESSMENTS OTHR. R`11) 15.E Paymoiit of Taxes and imposltions vrom and, after ` the L, eeshall pay all, 'ad vali surcharged, levio, charges, ass:essrnerits, a 2naposYtxutis leviedgamst 'One, pcn�ity, interest or Costs` i e added f r non paymerai: All such ad v governrnerital ,levies, chatges, iinpositio s and assessiiients shall be &ya the taxing authority prio:r,to delitaqu, y (without penalty] of such taxes; advised. Lessee of its share of such xes and as8essrnenfs ii a 'Mitten fi the tax bill prior to d.clxnquency; 15.E T istaIy e t aymerit of Ail Valare T. axes aftd Inipasitlo.0 DraftLease Lecase ,e -de ed apart of the 1e ` ition'Award clogs t of the.Lossof in this not agree 1n writing as ►cn. Lessox and Lessee anent determinative of VOST'I'WNS 5 ern • an s!tmrlar taxes, ie:P xises before any ,oiem arid'similar taxes, le by Lessee directly to rovided that Lessor has .c 01 Includ ng `a copy of Lessee agrees that 'c Premises 01 . interest i.s opbjeet ta`advaloreili taxation. Lessee:, -at its o�tio �,.sxia. nroll'inithe Miami -Dade Caur ty Acl Valorem Tax' paymen �la� . If by lave; any valorem taxes or other Impositions are payitblo ox way, at the option, of the taxpayer, be paid h installtneats (whether or not jun Brost shall accrue obi the unpaid balance of the Imposition), e Lessee may day the sa' me (and any aecntied Merest ori the unpaid balance of the I*oXn , rt,`inatal7ments bcfore., dny, fine, p tial y; iitefost :or cost is a&[ed 'for the nanpayix�e ty rn, u4lmernt anal +interest A��y,Imp osition relating to a fiseaJ per;. d: of, the taxing; a4thoiincluded fillLease Dante shall Ire adjusted as between the.,L6ssor;and:'thc tomee as of the cornmencem the Lease Terni, so.that the Lesssee shall pay that pmtioii of the Imposition attribittahlo part of the fiscal period inch dod in the Lease Tc=, and the Lessor shall pay the rem,ai Aer, ifapplicable, Any Inipos�ition relating to a fiscal period. of the taxing authority, a part of ' h pefiod is included within tete Lease Torm and a part of which is included in a period t'im aft1.er. 1.Lease Term shill.be adjusted as bettgcen. the Lessor and the Lessee as of the tcrmin t on af' the Lease Tenn, so that the Lessee shall pay that proportion of the hnposition attriibitable tv that pert -of tl e fiscal periodincl-Lfeted in tlae Lease, Term, and the Lessor shall pay t hernaxnder, li applicable Payment iii Lieu of Taves TheLessee shall be responsible.. for,the following paym.o is or for, payments.in lira of taes ("PILOT" during the Ilse period in the event the Property is deemed exonA from ad valorem. real estate taxes;,in which case, Lessce-.Will pay the City an. anna.41 PILOT in an amoLi t Wo Draft Lease initially equal to three thousand three hundred and seventy-six and 711100'p11ars ($3,376.71) per year. The PILOT will increase on each anniversary of the Lease Date f a rate equal to three percent (3%). If Lessee is required to pay ad valorem taxes on th roperty, it shall not be required to pay the PILOT. 15.4 Praof of Payment The Lessee shall fiunish to Lessor, within th' y (30) days after the date whenever any Imposition is payable by or on behalf of the Less , official receipts of the appropriate taxing authority, photocopies or other proof satisfactory o the Lessor, evidencing the payment. 15.5 State -Owned Sovereignty Submer d Land In the event the Lessee wishes utilize the Premises. in a manner that would derive income directly or indirectly from the e of the .State-owned sovereignty submerged lands, or otherwise is required to male paym is under applicable law, the Successftil Proposer shall be solely responsible for all fees, costs ..expenses, impositions, and payments due. ARTICLE .XVI DEFAULT OF LESSEE 16,1 Lessee Default The occurrence qT any one or more of the following events is deemed a "Lessee Default": a. Ifthe essee defaults in the duo aced pd payment of any installment of hent, as when. due and payable in accordance with this Lease, and s=h default nu Gari •es for more than ten (10) clays after the suns is due; b. E dept with respect to an event of Force Majeure, in the event Lessee shall cease t operate its business, unless in connection with alterations or renovations, for a eriod of fifteen (15) consecutive days; c, In the event a petition in bankruptcy under any present or future bar kniptcy laws (including but not limited to reorganization proceedings or voluntary insolvency filing) be filed by or against Lessee and such petition is not dismissed or contested in good faith within sixty (60) clays from the filing thereof, or in the event Lessee is adj adged a bankrupt; d, In the event an assignment for the benefit of creditors is made by Lessee; e, In the event of an appointment by any court of a receiver or other court officer of Lessee's Premises mad such receivership is not dismissed or contested in good faith within sixty (60) clays from the date of such appointment; f. In the event Lessee removes, attempts to remove, or -permits to,be :removed £roan the Premises, except in the casual coarse of trade, a substantial portion of' the Leasehold Tmprovements (furnishings, fixtures, and equipment) installed or placed: upon the Premises bythe Lessee during the Lease Term; 41 Drca, - Leme greement g hi .the ; event Lessee, bofore the ' expiration of, the Lea�q T mid without ` the written coinser�t :of Lessor, ab tlxe possessiof .of' mfhi8es . or uses the saute gkpurposesr other than:the ptaposes for-whieh tb anne are lnereliy leased tnx as otherwise permitted by; Lessor, and shah default ntinues:for more than thirty (M) days after'written nonce of tho de i" plt fro e Lessor to' the Lessee; In the event,.an• execution. or other legal 'process is evied Ltpon tlze`gootils hiitiitttre, of%cts or other perso. al property o- Lessee TolTght on 1he Premises;'r -apoll the interest' of Lessee in 'this '.Lease, . ,arid . o saie;.rs not' satisfied, 'clsixiissad or contested to good faltl ithin sixays fro M. s1,.tch levy, or h. hi the event Lessee dmults :rn tfx'e eta perFarnnai ce or: observance of any Lease tear%, covenant, condition ox'pro 'cion, other than the parent of Renk: includitng withoat liiitation failure to air fiaxn �iis lra�sce coverage psi `e£fee� f ilure to obtdtn porm is or approvals `qunxe.. by law, yr failure .to timely pay taxes, fees, surel7ar es, or 6 ih�pos tans �vl�ext recut t'ed by`Yaw, and such deFai It cbiiGimzes for more than thirty (3 Q) ays offertterL nod ee of the default nom ilio Lesson to the Lessee, or stIch 1' ger petioci'as is xeasoiably necessaz?;;to diligently gyre skit default; 6r i. inability of Less % produoe fionpial records under the eircutntstsnces set forth in Article 1V of'is Luse 16,2 Remedies of Lessv If any Lessee,; . efault occurs, Les or; shall have,'ihe right, after:t1w.6xpiration of the applicable cure. poria , and at the sole discretion of Lessor'. to terminate this Lease upon providing five (5) d s written'notice, An wont of Dfa.b1t.shall be deeded to have occurred at the expiration: of s cls f�ivo:.(5) day.'ppriod i .the: ciafawlt has not, been eurW.-by.the expiration of such five (5) da period Lessor.;raay tenminates,the,Lease `irirespeetiye of :only stit or action brought by Les G and the time period 7reglured for ternxdnation of this Lease shall root be tolled by the filing 6 a s -mf or actt[iii.. add' tohally, if 9ny Event of Default Oocur's, Lessor rrtay,' at its option, f oro, tirnne to thUe, without inatih this i,ea�so, re -anter and re let the Pic 6r any part hereof, as the agent and for tl . acca6 t s f1essee ulaatn such terms and eondztzozns as 1<,csseir may 'A and advisable or sati8, act ry, in Which evont the rents recei`red 0 such' re -letting. shall ire applied first to the expens s of such rc .letting and ealleetiorn i chid egg but riot lirriited ta, necessary renovation �umd a l tera oris of e Premises; reason file .atEorney s fees; :any real estate coiutniSsions paid, and Ther fter toward payment of all surds. &.6 orto becoznc due to, Lessox hereundor, and if a suf' ciont s if shall :tot :be thus realized or: scoured to Tay sU. h .sums. and other. .charges, at Le sor's option, .Lessee shall pay Lessor any deficiency inmodiately bpon demand therefore, za tw;ithstandtng that essox wayave received pirnodio rental. in excess of the periodic rental zp��lated in this Lease in pr.'eyioul :or kii)s66ucnt rental perlods,,and Lessor riay bring an action heref'oro.as suoh deficiency `shall 'arise. _ I "othing nerein, however, shall be construed to require Lessor to re-enter and re -lot the Premises in. any event, Lessor shall not, in any event, be required to pay Lessee any surplus of any stuns . received by Lessor on a re -letting of said. Prcmimq in excess of the reit provided in this Lease, 42 Draft Lease Agreement If any Event of Default occurs, Lessor shall have the right to obtain injunctive and declaratory relied', temporary and/or permanent, against Lessee for any acts, condXce'g missions of Lessee, and to further obtain specific performance of any term, covenant or n of this Lease, including but not limited to the appointment of a receiver to operate LeisTsiness at the Premises. If any Event of Default occurs, Lessor shall have the right, at s option, to declare all Rent (or any portion thereof) for the entire remaining Lease Term, other indebtedness owing by Lessee to Lessor, if any, immediately due and. payable with o regard to whether possession. of the Premises shall have been surrendered to or taken by L sor, and may commence action immediately thereupon. and recover judgment therefore. If any Event of Default occurs, Lessor, in additi to other rights and remedies it may have, shall have the right to remove all or any par of Lessee's personal property from the Premises and any personal property removed be stored in any public warehouse or elsewhere at the cost of, and for the account of essee, and Lessor shall not be responsible for the care or safekeeping thereof whetherin tr sport, storage or otherwise, and Lessee hereby waives any and all claim against Lessor for : ss, destruction and/or damage or injury which may be occasioned by any ofthe aforesaid acts. No such re-entry or taping pass . sion of the Promises by Lessor. shall be constmed as an election on Lessor's part to terminate is Lease unless a written notice of such intention is given to Lessee. Notwithstanding any ich reletting without termination, Lessor may at all times thereafter elect to terminate thi ease for such previous default. Any such ro-entry shall be allowed by Lessee without bin rance, anal Lessor shall not be liable in damages for any such re- entry, or guilty of trespass or - orcible entry. It is expressly agr ed that the forbearance on the part of Lessor in the institution of any stilt or entry of jidgm t for any part of the Rent herein reserved to Lessor, shall not serve as a, defense against nor pr udice a subsequent action for such Rent. Lessoo hereby expressly waives Lessee's right to cla' a merger or waiver of such subsequent action in any previous suit or in the judgment enter d therein. Furthermore, it is expressly agreed that claims for liquidated Base Rent and/or Per entage Rent may be regarded by Lessor, if it so elects, as separate and independent cla', s capable ofbeing separately assigned. Any a d all rights, remedies and options given in this Lease to Lessor shall be cumulative and in .addit'on to and without waiver of, or in derogation, of, any right or remedy given to it under any 1, ws now or hereafter in effect. 3.6.3 /No Waiver by Lessor / The waiver (either expressed or implied by law) by Lessor of any default of any term, co Mian or covenant herein contained shall not be a waiver of any subsequent default of the s . e term or any other term., condition: or covenant herein contained. The consent or approval y Lessor to or of any act by Lessee requiring Lessor's consent or approval shall not be deemed to waive or render unnecessary Lessor's consent to or approval of any subsequent 'similar act by Lessee. No reentry hereunder shall bar the recovery of rents or damages for the default or delay on the part of Lessor to enforce any right hereunder and shall not be deemed a waiver of any 4.3 Draft Lease Agreetnent preceding, delult• by'Lesseo!of airy term, oovonant or, condition of this Leases or a w 'vex of the right of Lessor 'to annul this. Lease onto re-eotezi the' Promises or tore -let saine. 16A Lite Payment -Tee Any iwtallrnent of Reht not roceived witf in five (5). days, a !r.the dile date sliali be s bjact to a late; ay r ezi fee Lessee shah pay, zxa addatiori to t1�e. pa eht then duex dive percent 5%) :o the atho int chip (`Ute 'ee'- and.Jn tb.e event that check,"Na Aaf order f'or payment,': or neoLiable„ instrinaent.:ven; to rLesar tar any ayier�t �inclr Lase shall be dishonored for `ahy reason w.l atsoevor not _attributable to Le or; Lesser, in addztiori:to the zye {5°,0 erecht Late Fee, shalt. be entitled to xYiake an ad rnisttati�re charge to Lessee of One T undred: azzd `.(l/ '60 T t lar 1,; 50), or the acWat c arge, to Lessor by: T essor's' bandf for dealixtg ritfr stYo ci�sl� rioxed`te�sdex :lvhiwh wet is gre ex: Tn fihe even :that:it'shall lap naeessaty for: Lest to o more than. ane (I written hbt� toI. Lessee of aAy violatzan of this' Lease, during t16, ternx `hoz"eof, Lessor shali'be untitled 1 make an adr zntstrative eharge'to Lessee of Twp ty�fi e i d 1l OQ..�dllars ( S:OCJ ;dor ea siicit' bsequent notice a'ft'er ethe first notice,, Lessee rcagpes and agrees that' the "cd7rg Lessor is rlti`tled to make tip the conditions stated ixi.tilais section represent, at the tizxte is Lesse xs l�dde, a fair and reasonable Oknuate of tiie costs ...of Lessor the adixzstratio of the, premisesestzltzxzg kronti the evezits described hefezn� wlazch Costs are gat coritarn. e or. meluderi in arty Rent 6r.other chaxges provided to be paid by Iessee.to Lessor zn ibis Leas Atly charges. becoming clue finder this .Section of this Leasei shall be added .tio azid beck e die . with: the -late. payment _dor which the charge was assessed, ani: shall be callebtib% a a part thereof 16,5 Additional Guarantee Irl the event that Le,ego ada-6 is iii accord ce.with the terra of thiS Axtiale, ox otherWise fails to P0. rflom'. any obli tion required b' this Lease, which directly or zndircctly cases Lessor to .suffer daa ag©s, 'ass thereaher 1:es pc fails `to caro of- the respective d:efatiylt in aceordMicc _ta the ted `: s of tkz s Lease, Lessee's paxe f company, 1f ariy, arid, Lessee's t'resident shall asst xnq res in bility as a personnl giiarantoxs (callcetiveiy ``�x-iaranttir','), an shall pay the amounts Aie or rforii the obliaa:ti to aired, as AppliPal le Gtrtarantor znsy;' at Lessor's option, be joined az�y action or proceedin connrxier�ced by Lessor,against Lessee in connection with and b68ed. on tlxe kWiaie of Lessee to periform.' 16.6 Re&edles Cumulative . o remedy eo,tiferred upon or reserved.to the Lessor or the Lessee shad be considered ox.chEs' e of any other, reMody, but shall. be cumulative arid, shall be hi additia to every other remp y given under.this Lease or'-C�isting at lave or in ogniiy.or by stafate; and every power and rem dy given by this Lease to the Lessor of the Lessee may.b'e exercised from t4no to time and as free as occasion fires an, or as may be deeiaaed expedient by the Lessor or the Lessee. No d ay o� nrnisszon of Lossoz.nr Lessee. to exercise any xight or power arising from any default all impair any right ar; powers riot shall it be construed to be a waiver of any default or. any acquiescence, in it. 44 Draft Lease Agreement 16.7 Lessor Default. In the event that Lessor shall .at any time be in default of the terms of t 's�Lease and any ,such default shall continue for a period of sixty (60) days after written notice t lessor, and Lessor shall not thereafter clue or commence to cure the default, Lessee shall hav the right at any time thereafter (but in no event shall be obligated) to cure such default for account of Lessor, and Lessor shall reimburse Lessee for any amount paid and. any expen or contractual liability so inctwred upon invoice, ARTICLE XVII ACCESS BY LESS, 17A Right of Entry Lessor and Lessor's agents shall have th -right to enter the Premises at all reasonable tinges upon reasonable prior written notice to e Lessee (except in the case of an emergency when no notice is required) to examine the e. If Lessee shall not be personally present to open and permit entry into the Premises at ny time, when for any reason an entry therein shall be necessary or permissible, Lessor or Le or's agents may eater the same without in any manner affecting the obligations and covenants f this Lease. Nothing herein contained, however, shall be deemed cr construed to impos upon Lessor any obligation, responsibility or liability whatsoever, for rho care, mainten ce or -repair of the Premises or any part thereof, except as otherwise herein specifically provided. ARTICLE XVIII AMAGE TO LESSEE'S PROPERTY 18.1 Loss and Unless cause by a negligent act or omission of Lessor or, Lessor's officers, employees, or agents, the Les or shall not be responsible for any damage to any property of Lessee (including witho limitation appliances, equipment, machinery,. stock, inventory, fixtures, furniture, inrpron�ents, displays, decorations, carpeting and painting), or of others located on the Preznisos, pr for the loss of or damage to any property of Lessee, or of others by theft or otherwise. L ssor shall not be liable for any injury or damage to persons or Premises resulting from. fire, s oke, explosion, falling plaster, steam, gas, electricity, water., rain, or leaks from any part of the remises or from the pipes; appliances or plumbing works or from the roof, street or sirbsurfac or from any other place by dampness or by any other eauae of whatsoevor :nature. Lessor s all not be liable for tray patent or latent defect in the Premises. All property of Lessee kept or stored on the Premises shall be so kept or stored at the fish. of Lessee only and Lessee shall old Lessor harmless from any and all claims arising out of damage to same, including subr gatiou claims by Lessee's ins -ma -zoo carriers. 45 Drc.ft Lease Agreement ARTICLE XIX HOLDING OVER & SUCCESSORS 19,1 :11ol(ting Over In the event Lessee reirraYns in possessiiir�. of the I'remi after',the apratioia of the Lease Terrirn, L ss'eee at the of t oh of -Lesson shall be learned t` e cat ctzpyi ig the premises as a Lessee at sufferance at a monthly renta equal. to thio (2) ti .' the Base I�etit axlcl the Pereentage Rent of the preceding Lease `Sear,' payable dv�ng the la month of the Lease Tenn Hereof, In addition; Lessee agrees to pay monthly' (a) tine't e1 /12), of the taxes four the premises based upon'the total, taxes;payable for the Loas0�Y car ii lately, prior to the Lease Year in which alae exp ratio . occurs; (b) cost'bf insurance for w1?i Less.ea would have been responsible if ibis Lease had been renewed, on the sasne`to" TM3 .co rammed herein; ((,,) all sales taxes assessed agsitst such increased .refit, and (d) any and all Add' analRent,otherwise• payable by Lessee tdounder, Such tenancy shall;.be:stibjecita all the oth conditions, provisions and obligations of this Lease. .Lessee's 'obligatidn to pay. any `rents or s pravided.in this Lease shall-stwvive the expiration or earlier terzai-nation of this Lease. " 19:2 Succossors All rights, �hd Iiabilitz howih given tip; or imposed: upon, the .respective Parties hereto shall .extend to and bind. the evexal respective hells, executors, administkators, ,successors,, and the assigns of the said Par es; and if there shall be more than: oxle Lessee, they shall be bound jointly and ,severally by he term§, covenants: and agreements horein, Nothing contained in this Lease shall in-axiy ma or restrict Lessor's riglit.'to:assigtx or encumber. this Lease and, in the event Lessor soils its terest*! the Premises and the purehaser. ass�.�ines. Lessor's obligations and covenants, Lessor s 11 thcrcupo� be relieved. of all finthcr Obligations hereixnder; ARTICLE XX _ EQUAL 1+�1V PLQ'i�` ENT OPPOR�'UN It" 2011 /'Em*Y11featOpportranities e agrees�that �l-ming the LeaseTerra, (a) it will not discriminate against, any employicant for employment becailse'af race, croed, color, place of birth,. -religion, nation' origin, scar,. ager. marital status, veteran and disability status and dill to%e definitive /tats, o assure that applicants are otnpl6yed and that mploy6w arc treated di =, employment t regard. to race; . Ereed; colds; Placa of birlYi,eligicin, zantiatial origin, sex, ages marital veteran and disability status; •(b) post in conspicuous plaoes, availdble to employees and tits fol employment; noticos'. the form.of,which is to.bc providod liy the Lessor, setting rovisions rot this n6ndiscritwhiation; clausa; (6)-in.all solicitations ©r advertisements for ees placed byor on behalf of the Lessee shall.stata..that-all qualified applicants will receive consideration for employment without t'egarcl to race, creed "color or national origin; and (d) if applicable, to send to each labor union or representative of workers with which the construction, contractor has a collective bargaining agreenaent or other contract or undorstanding 46 ,DraftLease,4gre ent a notice, the form of which is to be provided by the Lessor, advising the union o vpreseatative of the Lessee's commitment and posting copies of the. notice in a conspicuous aces available to employees and applicants for employment. 20.2 Community Small Business Enterprise Lessee shall work towards achieving Community Sm I Business Enterprise .('CSBE") goals, employing the requirements of the Community Small usinoss Enterprises set forth in the City of Miami Procurement Ordinance, codified in Ch ter 18, Article III, City Code, as a model.; and shall try to attain, but not mandate, a pl or its achievement, -which will strive to provide equal opportunity in hiring and promotin for Miami -Dade County certified CSBE companies, the disabled and veterans, Si cb plan , all include a set of positive measures taken to insure utilization of C,SBE companies when pra 'cable and nondiscrimination in .the workplace as it relates to hiring, (ring, training and pro tion, 20.3 Non -Discrimination 1 Lessee represents and warran;6 to the Lessor that it will comply with §18-188, §18-189 and § 18-190 of the City of Mi i Code incorporated herein. Lessee hereby represents and warrants that it shall not enga in discriminatory practices and shall not discriminate in connection with Lessee's use o e Premises on account of race, national origin, ancestry, color, sex, religion, age; haiadicap, I.Zilial status, marital status or sexual orientation. Further, should the Lessee introduce or havexisting membership rules for patrons at the Premises, that it will comply with the non-discz,''� tnation provisions incorporated within §18-188, §18-189, §18-190, and §18-191 o1 the City 9� Miami Code as incorporated herein by reference, ARTICLE XXI MISCELLANEOUS 21,1 Accord aAd Satisfaction: No pa. 'Lent by Lessee or receipt by Lessor of a lesser amount than the Rent or other amount due specified herein shall be deemed in satisfaction of any such amounts owed; noir shall any dorsement or statement on any check remitting partial payment or any letter aec(Y YTng any partial payment be deemed an accord and -satisfaction of Lessee's debt. Lessorto /y accept such check or payment without prejudice to Lessor's. right to recover the balance # such Rent or pursue any other remedy provided herein or by law. 21.2 / Public Records Lessee shall additionally comply with Section 119.0701, Florida ,Statutes, including w° out limitation: (1) keep and maintain public records that ordinarily and necessarily would be r gaired by the City to perform this service.; (2) provide the public with access to public records n the same tetins and conditions as the City would at the costprovidedby Chapter 119,1{lorida Statutes, or as otherwise provided by law; (3) ensure that public records that are exempt or confidential and exempt frorm disclosure are not disclosed except as authorized by law; (4) meet WA Draft Lucas all reciiiifeirients for retaiiJogpulilic'records atzd transfer, at:ho east, do tlio City All:'. blic irecords in its possessi n tipori erini iatia o this A�grberrient kid destroy any,diiplic public reeords that are ekampt or confidential and cx=pt from disclosures regTiirmi ents,d, :(5) provide all electronically stored pudic records to the City in a format corn le, with the City's infomation technology systems. 21.3 ] Wiro A rcemeiit :. This Leake and tle Exhibits attachod hereto and fa iiigpsst thereof as if fully set :forth herein cofistlt i 6 all of the coven its, pr`cirxiisesr`: a ontsx'' donditions. and � lerstandhigs b ween'Lessor - dn4 ]lessee conker ing tie pre is aid 'thereale . ixo co enaixts`; promises, condidoias or -andeistapding~s,:'eitheir oral, or wrid , bct�ftwen-thorn Ether ItL those set forth he�rein.:All reprds ,tatioh� , either.oral or Viae , rnadc'bet�vcon tl�e arties.8 all bar doeme to be merged into this Lease . NO course of pr r.d�aling bet�i�en the �artios; or tlieii officer's employees, agents or affiliates shall be Lelev'nt oradniissib10 to suppIcthent; e. x slain or Crary any of the, tenxi:s' of ibis Uease� Acceptar�ca o, or accliuescenc ' in 'a eoi�rse of pex£axri nce'rencierecl ixncler this or anyprirrr agreementbotw ere the Parties`or theix,af£ilzates shall fat be`rclevailt or aiiraYss bles::ta elet&fjx. ne the,,Meanln of 'any dt .the th is of. :.'this .L:lease _ Bxcbpt as herein othei�vis&.provsd6d, no ;s4sec:Vont . terati.on, chaf ge' br additi6n to this Lease shall be binding upon Lessor ox Lessee i sle s refit d to writing did signdd lay the Pat dei, ' y arnLdiiients to. thus; Lease: rn�ast:�o approved the sang fori.nal ties .as were'use'd. i� `its' execution; providing, how'ever,-`that the City. M. and ixiay adni ni'strativoly exec ite npir material (i.e non -substantial) amen.ftonts of the Tease iii c exe.MA of his professio. 1. discretion ``Ellis Lease has been negotidted`"at.'arin°s;laiigth" y a d between Lessor and Lesseo, aa.ch having the: opportunity.to be represented by legal :c nsel of its;clici ce d to negotiate the forts and kibstahoe of this Lease, and therefore, in'-onstming the provisions of this Lease neither party will. be deemed disproportionately resp sible' for draftsmanship. 21.4 i[xiclependexi Parties It is u d stood and agrecci..�by the Parties hereto. that this. Lease` 'does not create a f%duaiary or o er. rolatxo ship, . tweeft the Parties;. • other than as Lessor ai 1. Lessee or contract g p ` ' es, as tipplicable Le,ssoi� and , Lessee are aid shMl<bo independent contracting parties and n ' . ' g in this Lease is batended to make either party a general or special agent, joint venWxe,r,, p er or 60ployee ofthd'other for any p-uVc.k. 21.5 Any notice 'by'the. Parties required to be given n2ust be soived by certified snail return �cei t requested, or by hand delivery, addressed. to Lessor or Lossce at: If to Lessor at:. If to Lessee at. City Maaager City of Miami im ,Draft Lerise 444 SW 2nd Avontire, 10th Floor Miami, Florida 33130 Attn: With copies to, With a copy to: City of Miami City Attorney Office of City Attorney 444 SW 2nd Avenue, 9th. Floor Miami, Florida 33130 A City of Miami Director, Department of Real Estate and Asset Management 444 SW 2nd Avenue, 3rd Floor Miami, Florida 33130 All notices given herounder shall be effective and deemed to have been .given upon receipt by the party to which notice iotbeing given, said receipt being deemed to have occurred upon hand delivery or posting, or up& such date as the postal authorities shall show the notice to have been delivered, refused., or dndeliverable, is evidenced by the return receipt or proof of deliver. Notwithstanding any other provision hereof, Lessor shall also have the right to give notice to Lessee in any other ;fanner provided by law, If there shall be more Than one Lessee, any notice required or .pcn itted by the terms of this Lease may be given by or to any one thereof, and shall have the sAme force and effect as if given to all thereof. 21,6 Captions and Section Numbers The captiom,,--section numbors, and article nambars appearing in this Lease are inserted only for convenience and in no way define, limit, construe, or describe the scope or intent of such sections or alZcles of this Lease nor in any way affect this Lease. 21,7 11 an term, covenant or condition of this Lease or the application thereof to any person or aircutns ces shall, to any extent, be deemed invalid or unenforceable by a Court with jurisdictio , the remainder of this Leasc shall not be affected. thereby and each term, covenant or condition ofthis Lease shall be valid and enforceable to the fiillest extent permitted by law, 21,8 !Estoppel Certificate Each party agrees that it will, at any time and from tune to time, within ten. (1'0) business day following. written notice by the requesting party specifying that it is given ptitrsuant to this se tion, execute, aclmowledgo and deliver to the requesting party a statement in writing c rti£ying that this Lease is unmodified and. in full force and effect (or if there have been odifxcations, that the same is in full force, -,L -id effect and stating the modifications), and the date to which the Base Rcpt, Percentage Rent and any other payments due hereunder from Lessee 49 Draft -Lease haeme been paid in advance, if any, and stating whether or flat there ara defe s: or offsets claimed by the certifying party and whether or not to the best knoFd6ii�& cc fying; party, the requesting party is in default in performance of any, covariant, agrdition -contained in this Lease, and if so, specifying each, such default of whiparty 'may have I<nowledg q. The failtirre of the certifying party to execrate, 'acicn.owle�d�gto the requesting panty a statement In accordance With. the provisions of this Section within ,said ten business. clay_ :period, shall constitute an ackno,Abdpient by the cert ng party;' whzeh may B6"tehed on by .any person pl i ag or proposing to acquire an in ere in tl�c l'x�zises ox ar�y panty thereof, drat this Lease_ is unmodified and in 1411 farce 'and eft ct and that all. Aer t ;and. dLTea -have. been hi11y paid to and incliaclirig the respective. cine dat sedately preceding tlxa date pf such riotiec, aid. sliatl consti.tii e as to any'person erctz d as aforos cl to rely upon such'statement, a waiver of. any Maults Which- txiay exist prior to 0 date a� s6ch` otice it 1s agreed,that nothing contained in the, provisions of this Section shall const t to waiver yrequesting paAy of any defailt in. payment of rent or. other 'charg 6 existing as of the date• of s -ac i naticc atid,. unless eotessly;aonsegted to l writing byreq ting party- and, certifying paity shall still remain liable foir'the s' ire Vere tyr11 bo `a two rndret fifty dallax. �$25a 0Q} regulat�iry fee pax Section lo.l, 'Ioridaat�lts .fox, ea „ request made of T essox: for, each LstoppXertxiicaie r6' d'" rt i11 s1 11 b raiada at'the fibre oftherequest 1�1o''uertifx etc dial be issued without payrneiti'of tie Co.f 2i.4 Waiver l� allure on. the pa of either patty to complain df any action or non. -action on the part of the other, no matter ho long the'same may continue, "shall never be deen3ect to be a waiver by such.party of any of i rights hereunder. Further,.it is C, ed anal agroed drat, no waiver at anytime of any of provisions hefeof by -either party. shall be, construed as � waiver of any of the other pzovis on haraof, tl theta waiver a attiy tizzie of airy of fire provls�o s heteof shall not be cotasfriieci a Waiver airy sulasequon - tiimo of fhe.san�•c r ivisrens ` The consei&or approval to or atiy actzori`-b oA6i party xecluirrng'.suoh: oonsen or apprmo l shall not 'be deemed to wa.i e or render tumcces&lry 8 -doll Consent ox `approval. to or of any subscquent similar act by such p%G y: 21..10 Ti' e is a� the Essc��e T zne is of tho. essence with rospect tee the petforrrrance of every pxovislotJ of this lsease in whiclx ' . e o perfor s ancc s'a factor. 21..11. No DiscrInd atian ices shgl be d erated in .a mmanner Whereby all customers, It xs �nter�ded that the Prete p e loyees,: licensees and liivitees of the l,essde shall have nue oppoz itxity to c�btaYn all the g ods; services, ,accommodations, �adva;ntages, facilities and privileges of the F'reiriises without is'crin�inatiMi'because of race, creed, dolor, sox, ago, national origin; ancestry, handicap or disability of any kind. -To that end, Lessee shall not discriminate in the cond.r of and operation of its business. n the Px nii'scs against any person or group of perst�ns'because of the race; 'creed, :' 50 . Draft Lease color, sex, age, national origin, ancestry, handicap or disability of such person o cup of persons. 21.12 Governing Law, Venue, & Attorney's Fees It is the intent of the Parties hereto that all questions with ect to the construction of the Lease and the rights and the liabilities of the Parties hereto sh h be determined in accordance with the laws of Florida. Additionally, all disputes civil actio r legal proceeding arising out of or relating to this Lease shall 'be, brought in the courts of cord in Miami -Dade County. Each party shall bear their own attorney's fees in civil actions etween them arising out of this Lease except the prevailing :party may be awarded by the c in action for removal of the Lessee as provided by Florida Statute 83.231, as amended or odifled. 21.13 Waiver of Counterclaims Lessee shall not impose any proceeding or other action based on hereto that Lessee be strictly limited i of appropriate jLwisdiction. The fo executing and delivering this Le o summary proceeding or other a tion intelligently and voluntarily. 21.14 Waiver of Sury peryfi5sive cotmterclaim(s) for damages in a summary :er ination. or holdover, it being the intent of the Parties arch instances to bringing a separate action in the court ;oing waiver is a material inducement to Lesser making, and Lessee's waiver of its right to coilnterclaim in any based on termination or holdover is done so knowingly, Lessor and Less e hereby -waive trial by jury in any action., proceeding or counterclaim brought by either of e Parties hereto against the other on, or in respect of, any matter whatsoever arising o "o f or in any way connected with this Lease, the relationship of Lessor and Lessee heron der, Od/or Lessee's use or occupancy of the Premises. 2:1.15 Quiet E4joyment Sitbje to the terms of this Lease, upon the observance by the Lessee hereunder of all the terms, provi ons, covenants and conditions imposed upon the Lessee, the Lessor covenants to the Lessee at Lessee shall peaceably and quietly hold, occupy and enjoy the Premises for the Lease Ter without any interruption, disturbance or hindrance by the Lessor, its successors and assigns, r by persons claiming by, through or under the Lessor for the Premises leased herein, or by pens rzs with title superior to the Lessor, its successors and assigns. 21,16/ Surrender of Possession Upon the expiration or earlier termination of the Lease pursuant to the provisions hereof, Lessee shall deliver to the Lessor possession of the Premises in good repair and condition, onable wear and tear excepted. 51 Draft. Lecuse Agreement 21.17 Joint and Several Liability If two or more individuals, corporations, partnerships or other busine associations (or any combination of two or more thereof shall sign this Lease as Les , or by virtue of a Transfer assurue the rights and obligations of the Lessee hereunder, 'o liability of each such individuals, corporations, partnerships or.other business. associations ' or any combination of two or snore thereof) to pay Rent.and perform all other obligations h etincler shill be deeinetl to be joint and. several,. an.d.all notices, pays 6 is and `agreements giv ox made by, with, or to any one of such individuals, corporations, pa �tni:erships. or other bus ess Dissociations shall be deemed as having been given to all of them.. 21.18 Third Party Benefic try Nothing contained in this Lease shall e/cojnstrued so .as to confer upon, zny other party the rights ofUrd. party beneficiary, 21.19 Radon Radar is a naWrally occi radioactive gas that, when it has accumulated in a building in. SUMciertt. quarstitios, may pre nt l e lt1 risks to persons who pare exposed to it over time. Levels . of Radon tl 4 exceed cderal and State. guidelines have beeii found in btuldings in Florida.. Additional i:dfonnati n regarding Radon: and Radon testing maybe obtained from your county public health unit. 21.20 No Liability for Act of other Party Lessee shallt sign any contract or application. for any license or permit or do anything that naay result In ability to the Lessor dor any indebtedness or obligation of Lessee, -L less expressly provide herein orapproved in writing by the Lessor. Except as, expressly atilhorl2ed in ti Writing or bell to herein, saeither. Lessor nor Lessee. shall make any express or implied agreement, ura .unties, &arantecs ori *resontations or incur any clabt; or represent that their relationship is .flier than Lessor and, Lessee, for the ntana�etnent at operation of Elie Premises; neither Less x nor Lessee shall be' obligated by or have :only liability finder any agreements or representat` ns nnade by the other that are not expressly authorized in w icing, Lossor roserves the right, its sole option, to refuse an.agreement for any Federal, State or local grants and loans when th acceptance of, same by either Lessor or Lessee may. impose a hardship upon Lessor or include bligations which extend beyond the Lease Term, 21.21 Rights, PriAeges and 1A=unities; Covenants 7 The Lessee shall have, and the Lessor.shall fatly cooperate in providing to the Lessee, for use and enjoyment, all rights, privileges and immunities as shall from tune to time be granted affordodby Federal, State or local law to restaurant operators or proprietors. 21.22 Consents. 52 53 Drafi Lease Agree Ot� IN '4VMESS. WHEREOF; Lessorand Lossee ffi ve executed t13is Lease r have caused the same to be executed, as of the date and year first above written. CITY Or I.AML a mtiuAoipal corporation of the to of Florida Y: Damel J. Alfonso City Manager ATTEST By: Todd B. Hannon City Clerk "PROVED AS TO: IN URANCE RE, QEIREMENTS.-. By, A=—Mati Sharpe, Director Risk IIaI . goment Department 54 APPROVED AS TO LEGAL FORM & CORRECTNESS: Ay: Victoria; M6ndez City Attorney Draft .Lease Agreement LESSEE: Name of Authori�,di Agent Tine ATTESTED BY.- By,- Y:By: CORP RATE SEAL Name Title Company Name By - Name Title Company Name ATTESTED BY: By: __ N o Company Nanae 55 GUARANTOR: By; �r ARENT 'COMPANY Name of Authorized. Agent TWO CORPORATE SEAL By;[PRESMENT OF LESSEE Name President 56 57 58 Deaf .Lease Agreement 59 60 61 62 nt T).,4T,,,, A ---i mo