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HomeMy Public PortalAbout2008-08-11 Committee To Study A Proposed Police StationBAL HARBOUR VILLAGE COMMITTEE TO STUDY A PROPOSED POLICE STATION AT THE BAL HARBOUR SHOPS MEETING MINUTES - AUGUST 11, 2008 A Committee meeting, chaired by Councilman Martin Packer, was held on Monday, August 11, 2008, in the Police Department Conference Room at Bal Harbour Village Hall (655 — 96tn Street, Bal Harbour, Florida). 1. CALL TO ORDER: The meeting was called to order at 2:00 p.m. by Councilman Martin Packer. The following Committee members were present: Councilman Martin Packer Councilman Jaime M. Sanz Paul Pruess Babak Raheb Gabriella Websteri Absent: Simeon Schreiber Others Present: Village Officials: Alfred J. Treppeda, Village Manager Ellisa L. Horvath, CMC, Village Clerk Thomas E. Hunker, Police Chief Daniel Nieda, Building Official Residents and Members of the Public: Lynne Bloch -Mullen Cecil Mullen Beth Bercowitz Ree Kelly 2. DISCUSSION OF PROPOSED POLICE STATION AT THE BAL HARBOUR SHOPS: Councilman Packer explained that the purpose of the meeting is to review a proposal to move a portion of the Police Station to the Bal Harbour Shops. Chief Hunker distributed the proposed Lease Agreement with Bal Harbour Shops, LLLP. Ms. Mullen questioned how parking would be handled. Chief Hunker explained that the parking tickets would be validated by the Police Department. Chief Hunker explained that the proposal needs to be considered to provide a better communication system during a storm, a garage for vehicle protection, and the ability to operate after a storm. He thinks that the Village is in serious jeopardy with the current facility, due to the possibility of flooding, etc. during and after a storm. He reported that no taxpayer dollars are being proposed to fund it and that $140,000 budgeted funds and forfeiture funds would be used. 1 Ms. Webster arrived during the discussion. Bal Harbour Village - Committee Meeting to Study Proposed Police Station at Bal Harbour Shops 08/11/2008 Ms. Mullen questioned the use of the bond money ($963,000). Mr. Treppeda explained that the bond money can only be used for a new Village Hall or renovations to the existing one. He clarified that the bond money cannot be used for a station at the Shops. Mr. Raheb questioned a construction estimate. Chief Hunker explained that once drawings are prepared, then proposals would be received. Ms. Webster arrived. Councilman Packer discussed the Sunshine and Ethics laws that the Committee members need to follow. Mr. Treppeda distributed an explanation of the Sunshine Law from Village Attorney David Wolpin. Ms. Kelly discussed the County tax records and thinks that it's inappropriate for the Police to be at the Shops, because the property is classified as a dance hall. She discussed Florida Statute 112.312 12(a)(5) showing that the "gift" of the space is not allowed for more than 90 days. She discussed Florida Statute 112.313(7) "Conflicting Employment or Contractual Relationship" and Florida Statute 112.311(5) and noted that Mr. Whitman serves on the Resort Tax Committee and derives revenue from the Village. She questioned his ability to enter into a contract with the Village, since he serves on a Village Committee. Ms. Kelly discussed parking. She requested clarification on what the area of the Shops is zoned for. Councilman Packer will ask the Village Attorney to review that. Ms. Kelly discussed Platt Book 60, page 39, and reported that Camden Drive goes straight through the Shops. Mr. Treppeda explained that Village Attorney Richard Weiss is requesting that Ms. Kelly email him with her questions. Councilman Packer noted that the Village has the ability to eliminate paper streets. Ms. Kelly explained that the street is existing and that there are a lot of other issues. Mr. Nieda arrived. Mr. Raheb discussed the Florida Statutes and requested a legal opinion regarding any conflict of interest for Mr. Whitman to enter into a contract with the Village. Councilman Packer thinks that the move seems to be good for the Village, but explained that all of the issues need to be reviewed. Councilman Sanz pointed out that the Resort Tax Committee is non-existent. Mr. Raheb explained that the Statute covers a two year period after a member serves on a committee. Councilman Packer reported that the Village Attorneys will look at the zoning, etc. Mr. Raheb questioned how the charge for parking will be handled. Chief Hunker explained that the Police Department will validate the tickets. Ms. Kelly doesn't think that can be done. Mr. Raheb discussed the option of the landlord to terminate. Chief Hunker explained that if they have to move to another space, then the Shops will pay a percentage for relocation costs. Mr. Raheb thinks that they need to pay 100%. Councilman Packer noted that the Village Attorneys will need to review insurance issues. He requested that a Village Attorney attend the next Committee meeting and that the members bring any questions that need to be addressed. Bal Harbour Village - Committee Meeting to Study Proposed Police Station at Bal Harbour Shops 08/11/2008 2 Chief Hunker explained that they are proposing to move the patrol division and communications to the Shops. He noted that the detectives, Chief, and administration will remain. He reported that the main reason for the move is for dispatch and the vehicles to be elevated, in the event of a major storm. Ms. Kelly requested a copy of the lease for the existing space that is used by the department at the Shops. Ms. Bercowitz questioned how much larger the building needs to be. Chief Hunker explained that most police departments have a garage and their communications area on a higher floor. Mr. Nieda doesn't think that the services required in Bal Harbour match the facilities that it has. He noted that the existing building is archaic and is below the flood plain. He suggested looking at the big picture and the possibility of a new building, because anything other than that is a band aid. Ms. Kelly suggested that the effort be to reconstruct a facility where the garbage trucks are housed and the direction should be to focus on the property that the Village has. She thinks that there should be one facility to accommodate everyone. Mr. Nieda noted that in the meantime the band aids should be contemplated. He discussed his concerns of housing the building department in a trailer, should a storm hit. Ms. Kelly discussed possible space at the SunTrust Bank. Mr. Babak discussed dedicating the existing building to the police and building a new Village Hall where the garbage facility is. Chief Hunker discussed the prior concept for a Police Department/Village Hall facility. He noted that his concern has nothing to do with future plans and clarified that he doesn't feel the police have the capability to serve the residents following a storm. Mr. Pruess questioned what happened to the prior concept for a new facility. Ms. Kelly noted that Mr. Whitman offered to buy the Village Hall property. Chief Hunker noted that he still has the prior plans and recommendations, but explained that he needs another facility in the meantime. Mr. Pruess questioned how far everything proceeded two years ago. Chief Hunker noted that a rendering was done, but nobody wanted to proceed after that. Mr. Treppeda explained that the process was frozen after Mr. Whitman discussed buying the Village Hall property. Councilman Packer thinks that now is the time to do something and discussed a Village Hall/Police facility at the Club property. Mr. Raheb thinks that would be too expensive. Councilman Packer pointed out that the tax base would increase if Mr. Whitman expands the Shops. Ms. Kelly noted that she will be filing a federal lawsuit next week, which will tie the Club property up in litigation for the next 15 years. Ms. Webster is not comfortable with the seven year term. The Committee proceeded to the Bal Harbour Shops at 2:45 p.m. Chief Hunker reviewed the plans for the space. He clarified that no prisoners would be processed at the Shops. Bal Harbour Village - Committee Meeting to Study Proposed Police Station at Bal Harbour Shops 08/11/2008 3 The Committee proceeded to the squad room and dispatch area at the current Police Station. Chief Hunker noted that the space is inadequate and that the communications shouldn't be on the first floor. Ms. Kelly noted that Florida Statute requires that the Village pay at least an equal value for a space after 90 days. Mr. Raheb spoke against accepting anything for free. Chief Hunker noted that he would ultimately love a brand new police facility. The Committee proceeded back to the Police Department Conference Room at 3:20 p.m. Mr. Raheb suggested changing the 7-year term to possibly a 5-year term with an option to renew, finding out a comparable lease price for the space based on warehouse use, and reviewing the option to terminate by the landlord to provide compensation to the Village if the space is moved. Ms. Webster would like the Village to also have an option to terminate. Mr. Raheb suggested that the Village Attorney ask for a legal opinion from the Ethics Commission regarding any conflict of interest, so that the Village is held harmless if a contract is signed with Mr. Whitman, etc. Councilman Packer requested that the Committee members review the proposed agreement and bring back any questions for the Village Attorney. He would like the Committee to have a recommendation for the Council at the September 16th meeting. Mr. Raheb questioned a cost estimate for the lease, construction, etc. Chief Hunker estimated the construction to be approximately $300,000, including furnishings. Councilman Packer pointed out that the utilities will also need to be paid. Mr. Raheb also requested an estimate for insurance coverage. Ms. Kelly requested the Village to research who owns the property. Mr. Raheb requested that a system be provided at the Shops parking lot, to allow the police to leave without any delay by the gate. Chief Hunker clarified that the new location will not affect response time. He noted that the police will have an access point on 96th Street. Councilman Packer reported that another meeting will be scheduled in two weeks. 3. ADJOURN: The meeting was adjourned at 3:40 p.m. Minutes prepared by Ellisa L. Horvath, CMC, Village Clerk Bal Harbour Village - Committee Meeting to Study Proposed Police Station at Bal Harbour Shops 08/ 11/2008 4 KATZ BARRON SOUITERO FAUST February 15, 2008 VIA FEDERAL EXPRESS Bal Harbour Village Bal Harbour Village Hall 655 - 96th Street Bal Harbour, Florida 33154 Attn: Alfred J. Treppeda, Village Manager MIAMI 2699 S. BAYSHORE DRIVE SEVENTH FLOOR MIAMI, FL 33133-5408 305-856-2444 305-285-9227 FAx www.katzbarron.com Re Bal Harbour Shops, Bal Harbour, Florida Landlord Bal Harbour Shops, LLLP, a Fl limited liability ltd partnership Tenant Bal Harbour Village, a municipality Demised Premises Store Unit No.280 Our File No. 02630463 Dear Alfred: We have been requested by Matthew Lazenby to prepare and deliver to you a proposed Lease Agreement for the above -referenced location. Enclosed please find the lease and related documents for your review. Please note that we utilized the Bal Harbour Shops' lease form, but have modified it substantially to remove the retail and other inapplicable provisions. Please review the enclosures, and advise any questions or comments you may have. Please note that we are simultaneously forwarding copies of the enclosures to our client for its review and approval. No agreement shall exist and no rights or duties shall be conferred unless and until a formal Lease agreement is signed by Landlord and Tenant and delivered by Landlord to Tenant. We look forward to hearing from you. Very truly yours, KATZ7,BTN, SQU.ITERO, FAUST F EDBERG, GRASH & ALLEN, P.A. Jessier Encs. cc: Randall A. Whitman (Via Email w/Encs.) Matthew W. Lazenby (Via Email w/Encs.) L innette Zamora (Via Email w/Encs.) Howard L. Friedberg, Esq. (Via Email w/Encs.) H:1LIBIDOCS1026304631LTR\IB2 ] 72. WPD KATZ, BARRON, SQUITERO, FAUST, FRIEDBERG, GRADY, ENGLISH & ALLEN. P.A. MIAMI ^ FT. LAUDERDALE KBSF NO. 02630463 TENANT: BAL HARBOUR VILLAGE, a municipality STORE UNIT NO.: 280 TERM: Seven (7) years (subject to extension as provided in the Lease) DATE: , 2008 Master January, 2008 TABLE OF CONTENTS PREAMBLE ARTICLE IX - REMEDIES ARTICLE 1 - DEMISED PREMISES, TERM AND OCCUPANCY SECTION 1.1 Demised Premises SECTION 1.2 Term; Estoppel SECTION 1.3 Occupancy SECTION 1.4 Lease Year ARTICLE II - USE OF PREMISES SECTION 2.1 Permitted Use and Trade Name SECTION 2.2 Compliance with Regulations SECTION 2.3 Care of Premises SECTION 2.4 Receiving and Delivery SECTION 2.5 Signs SECTION 2.6 Miscellaneous Provisions ARTICLE III - COMMON AREAS SECTION 3.1 Grant of Use to Tenant SECTION 3.2 Tenant and Employee Parking SECTION 3.3 Management and Rules and Regulations SECTION 3.4 Display Windows SECTION 3.5 Care of Premises SECTION 3.6 Receiving and Delivery SECTION 3.7 Signs and Advertising Media SECTION 3.8 Miscellaneous Provisions ARTICLE IV - REPAIRS AND ALTERATIONS SECTION 4.1 Repairs SECTION 4.2 Alterations SECTION 4.3 No Encumbrance ARTICLE V - UTILITIES SECTION 5.1 Electricity and Telephone SECTION 5.2 Water and Gas SECTION 5.3 In General SECTION 5.4 Discontinuance of Service SECTION 6.5 Exterior Installations ARTICLE VI - INDEMNITY AND INSURANCE SECTION 6.1 Indemnity and Hold Harmless SECTION 6.2 Landlord's Insurance SECTION 6.3 Tenant's Insurance SECTION 6.4 Tenant's Additional Insurance SECTION 6.5 Insurance Requirements SECTION 6.6 Liability for Rate Increase SECTION 6.7 Waiver of Subrogation ARTICLE VII - EMINENT DOMAIN SECTION 7.1 If Whole Taken SECTION 7.2 If Part Taken SECTION 7.3 Damages SECTION 7.4 Option of Landlord to Terminate SECTION 7.5 Temporary Taking ARTICLE VIII - CASUALTY SECTION 8.1 SECTION 8.2 SECTION 8.3 Loss by Insurable Casualty Operation During Repair Period Option to Terminate Terminate SECTION 9.1 Bankruptcy SECTION 9.2 Default by Tenant SECTION 9.3 Re-entry by Landlord SECTION 9.4 Landlord's Performance of Tenant's Covenants SECTION 9.5 Rights Cumulative SECTION 9.6 Attorneys' Fees SECTION 9.7 Landlord's Lien SECTION 9.8 Miscellaneous SECTION 9.9 Waiver of Jury Trial and Counterclaim ARTICLE X - MISCELLANEOUS SECTION 10.1 Subordination SECTION 10.2 Surrender SECTION 10.3 Holding Over SECTION 10.4 Sale or Transfer of Property; Attomment SECTION 10.5 Excavations SECTION 10.6 Construction SECTION 10.7 Access to Demised Premises SECTION 10.8 Waiver of Liability SECTION 10.9 Assignment and Subletting SECTION 10.10 Payments Required of Tenant SECTION 10.11 Interest on Delinquent Payments SECTION 10.12 Place of Payment SECTION 10.13 Entire Agreement SECTION 10.14 Notices SECTION 10.15 Provisions Binding SECTION 10.16 Severability SECTION 10.17 Waiver SECTION 10.18 Liens SECTION 10.19 Brokerage Commission SECTION 10.20 Force Majeure SECTION 10.21 Attorney -in -Fact SECTION 10.22 Quiet Enjoyment SECTION 10.23 Relocation SECTION 10.24 Hazardous Waste SECTION 10.25 Mortgagee Protection SECTION 10.26 Radon SECTION 10.27 Anti -Terrorism Master January, 2008 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 LEASE THIS LEASE made and entered into this day of 2008 ("Date of Lease"), by and between BAL HARBOUR SHOPS, LLLP, a Florida limited liability limited partnership ("Landlord") and BAL HARBOUR VILLAGE, a municipality ("Tenant"). WITNESSETH: For and inconsideration of the mutual promises contained herein, the sum of Ten ($10.00) Dollars and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto, intending to be legally bound, do hereby agree as follows: PREAMBLE BASIC LEASE PROVISIONS AND DEFINITIONS. This Preamble ("Preamble") is an integral part of this lease and all of the terms hereof are incorporated into this lease in all respects. In addition to the other provisions which are elsewhere defined in this lease, the following, whenever used in this lease, shall have the meanings set forth in this Preamble, and only such meanings, unless such meanings are expressly contradicted, limited or expanded elsewhere herein: (a) EXHIBITS AND RELATED INSTRUMENTS: Subject to Section 10.13 and the provisions mentioned under each Exhibit, the following Exhibits and the Notice of Lease Provisions attached to this lease are hereby incorporated in and made a part of this lease. EXHIBIT A: Sketch Showing Demised Premises EXHIBIT B: Description of Landlord's Work and Tenant's Work NOTICE OF LEASE PROVISIONS (b) LANDLORD'S MAILING ADDRESS: (c) TENANT'S MAILING ADDRESS: Bat Harbour Shops 9700 Collins Avenue Bat Harbour, Florida 33154 Bat Harbour Village Bat Harbour Village Hall 655 - 96th Street Bat Harbour, Florida 33154 Attn: Alfred J. Treppeda, Village Manager (e) DEMISED PREMISES (Sec.1.1): As shown on Exhibit A. STORE UNIT NO. 280 GROSS LEASABLE AREA OF THE DEMISED PREMISES: Approx. 2,313 square feet. (f) LEASE TERM ("term" or "term of this lease") (Sec. 1.2): The commencement date of the term is the date on which Landlord makes the Demised Premises available to Tenant for occupancy, anticipated to be November 1, 2008 ("Commencement Date"), and the term shall expire on the last day of the month in which the seventh (7d') anniversary of the Commencement Date occurs. Notwithstanding the foregoing, unless this Lease is sooner termingted as provided elsewhere in the Lease, the term of this Lease shall extend automatically beyond such seventh (7 ) anniversary unless and until terminated by either party as provided in the next sentence. Such termination (i) may be delivered by either party, for any or no reason, at any time after the fourth (4 ) anniversary of the Commencement Date,.and (it) shall be effective as of the third (3`d) anniversary of the termination notice, as though that date were the date set forth herein for the original expiration of the term of this Lease. (g) PERMITTED USE (Sec. 3.1): The Demised Premises shall be used solely for the operation and administration of the Bat Harbour Village Police Department. ARTICLE I • DEMISED PREMISES TERM AND OCCUPANCY SECTION 1.1 Demised Premises. Landlord does hereby lease unto Tenant and Tenant does hereby hire and take from Landlord the Demised Premises, as indicated on Exhibit A. The Demised Premises are located in the Bat Harbour Shops Fashion Center ("Fashion Center"), which is located in the Village of Bat Harbour, Miami -Dade County, Florida. Such description of the Demised Premises is not intended to and shall not be construed to include mezzanines, if any, or the exterior walls or roof of any portion of the building in which said Demised Premises are located; and provided further that for the purpose of arriving at the Gross Leasable Area of the Demised Premises, there shall be included the entire width of all exterior walls and one-half the width of all interior walls separating the Demised Premises from any adjacent demised premises. Landlord reserves the right at any time and from time to time to make changes, additions and eliminations to the Fashion Center and its common areas. The term "Fashion Center" shall refer to the Fashion Center as it currently exists, as modified by any such changes, additions and eliminations which hereafter may occur. Tenant agrees to execute all necessary documents and to acknowledge such changes, additions and eliminations upon request by Landlord, and such changes, additions and eliminations shall in no way invalidate this Lease. Without limiting the generality of the foregoing, Landlord additionally reserves the right to (i) relocate the Demised Premises within the Fashion Center at any time, (ii) increase, reduce or change the number, size, height, layout or locations of buildings, walks, parking and/or other common areas and facilities now or at any time hereafter forming a part of the Fashion Center as now or hereafter located and as further defined in Section 3.1 hereof, in any manner whatsoever as Landlord in Landlord's sole discretion may, from time to time, deem proper, (iii) make alterations or additions to, and to build kiosks in or additional stories of the building of which the Demised Premises forms a part, and (iv) construct an additional parking deck or decks. In the event any buildings or structures are hereafter constructed within the boundaries of the Fashion Center as such boundaries presently exist, the same may be constructed in a single phase or phases, but nothing contained in this lease shall be construed as a covenant, representation or warranty of Landlord to add any additional buildings or structures therein. In the event of any such construction or development of additional buildings and/or facilities, Tenant shall not be entitled to and hereby waives any and all claims which Tenant could raise against Landlord for injunctive relief or for any compensation or damage for or related to any inconvenience or interruption of business, disruption or annoyance occasioned by any such construction or development. Landlord further reserves and retains the right to install, maintain, use, repair and replace pipes (sprinkler and otherwise), ducts, conduits, utility lines and wires through hung ceiling space, column space and partitions, in or beneath the floor slab, and in, above or below the Demised Premises or other parts of the Fashion Center, except that Landlord shall exercise diligent efforts not to unreasonably interfere with or interrupt the business operation of Tenant within the Demised Premises in connection therewith, and except where necessary as determined by Landlord's architect, no pipes, conduits, utility lines or wires installed by Landlord shall be exposed in the sales area of the Demised Premises. "Gross Leased Area in the TENANT 1 LANDLORD Master January, 2008 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 Fashion Center" shall be deemed to mean the actual number of LEASED AND OCCUPIED square feet of all floor space in the buildings and/or facilities in the Fashion Center, opened for business to the public (as initially constructed or as the same may at any time thereafter be enlarged or reduced), which is exclusively appropriated for use by tenants in the Fashion Center, excluding any premises not opening onto the shopping mall, storage space, mezzanines, the building roofs and common areas of the Fashion Center (including space occupied by kiosks, automobiles or other displays) and also excluding non -retail areas and one-half of the department store space (as determined by Landlord) above the second level. No deduction or exclusion shall be trade by reason of columns, ducts, stairs, elevators, escalators, shafts, or other interior construction or equipment. All measurements are to be made in the manner as set forth in this Section 1.1. No covenant, representation or warranty is made by Landlord that any department store or other tenant shall at any time exist within or be constructed upon, within or adjacent to the Fashion Center or that the Fashion Center will otherwise remain as it exists on and as of the Date of Lease. SECTION 1.2 Term: Estotmel To have and to hold the Demised Premises for the term of the lease following the commencement thereof, unless sooner terminated or extended as hereinafter provided, on the terms and conditions set forth in this lease. Notwithstanding the Commencement Date provided in the Preamble, in the event Tenant shall sooner open the Demised Premises for business, the Commencement Date shall be the date of such sooner opening. When such Commencement Date is determined, Tenant agrees, not later than ten (10) days following the request of Landlord, to execute and deliver to Landlord, without charge, a written declaration, in form satisfactory to Landlord: (i) ratifying this lease, and confirming that it has not been modified; (ii) confirming the commencement and expiration dates of the term of this lease; (iii) certifying that Tenant is in occupancy of the Demised Premises, and is the sole owner of the lease; (iv) certifying the ownership of Tenant (and all parent entities, if and as applicable); (v) certifying that Landlord is not in default of this lease (or stating any such defaults), (vi) certifying that the lease, as well as all leasehold improvements, furniture, fixtures and equipment, and personalty, are free and clear of all liens, claims and encumbrances of whatsoever kind and nature, and that Tenant has paid all personal property taxes, and (vii) stating such other information as may be reasonably requested by Landlord or any mortgagee or prospective mortgagee or purchaser of the Fashion Center. Tenant further agrees to execute and deliver, within ten (10) days after request therefor, similar declarations from time to time as and when requested by Landlord, Landlord's existing or prospective mortgage lenders and purchasers, and each of such parties shall be entitled to rely upon such written declaration made by Tenant.. In the event Tenant shall fail or refuse to execute and deliver to Landlord the estoppel information required in this Section 1.2 within ten (10) days after Landlord's written request therefor, Tenant hereby irrevocably (and coupled with an interest) appoints Landlord as attorney -in -fact for Tenant with full power and authority to execute and deliver such instruments for and in the name of Tenant, and/or Landlord may treat such failure on the part of Tenant as an Event of Default. SECTION 1.3 Occupancy. Except as herein provided, Landlord shall deliver possession of the Demised Premises on or before the date set forth in Preamble Section (f), if any, and if no date is set forth in Preamble Section (g), Landlord shall deliver possession of the Demised Premises on or before six (6) months after the Date of Lease; provided that Tenant has first submitted its plans and specifications for all of Tenant's Work to Landlord, and Landlord has fully approved the same, and that Tenant has received all requisite building and other governmental permits in respect to the same. It is expressly understood and agreed that, except for Landlord's Work (described below), the Demised Premises, together with any and all fixtures, equipment, improvements, accessories and utilities located therein or thereon, are and shall be delivered to Tenant and accepted by Tenant in an AS IS and WHERE IS condition and that Landlord makes no warranties, representations or guarantees of any kind, nature or sort, express or implied, with respect to the Demised Premises, including but not limited to, any and all fixtures, equipment, improvements, accessories and utilities located in or upon the Demised Premises and title thereto. Landlord's Work shall be limited to the provision of electrical and plumbing lines to the boundary of the Demised Premises, all in accordance with "building standard" as determined by Landlord. Such Landlord's Work may be performed concurrently with Tenant's Work. Failure of Landlord to deliver possession of the Demised Premises by the date hereinabove provided shall postpone the Commencement Date but shall not affect the expiration date of this lease; provided however the Commencement Date shall not be postponed if Landlord's failure to deliver possession is attributable to a delay by Tenant in the submission of its plans and specifications or a delay in receiving all requisite building and other governmental permits. The provisions of Section 10.20 are expressly incorporated herein by this reference. Tenant hereby expressly agrees that the entry upon or occupancy of the Demised Premises by Tenant or Tenant's agents, contractors and subcontractors prior to the Commencement Date shall be governed by and shall be subject to all of the terms and provisions of this lease. Landlord shall have no responsibility or liability for loss or damage to fixtures, facilities or equipment installed or left on the Demised Premises. By occupying the Demised Premises as tenant, or to install fixtures, facilities or equipment or to perform finishing work, Tenant shall be deemed to have accepted the same and to have acknowledged that the Demised Premises are in the condition required by this lease. In the event of any dispute, the certificate of Landlord's architect shall be conclusive that the Demised Premises are in the condition required by this lease and are ready for occupancy. All plans and specifications for Tenant's construction (including renovations) of the Demised Premises (sometimes referred to as "Tenant's Work") shall be prepared in conformity with the applicable provisions of this lease, including without limitation, Exhibit B attached hereto and made a part hereof, and shall show in sufficient detail the locations of all utilities and partitions and any other matters which may affect the construction and/or other work to be performed by Tenant, and in all respects shall be subject to Landlord's prior written approval. All Tenant's Work will be performed by contractors, architects and engineers licensed in Florida, selected by Tenant, and approved in writing in advance by Landlord. Landlord's approval of plans and specifications does not waive or otherwise affect Tenant's responsibility for compliance with Exhibit B, and each deviation from Exhibit B shall be subject to Landlord's prior written approval. Within a period of forty-five (45) days after the later of (i) the date of delivery of possession of the Demised Premises to Tenant, or (ii) the expiration of the period afforded Tenant under Exhibit B to submit preliminary plans and specifications ("Opening Deadline"), Tenant shall cause Tenant's contractor and subcontractors to complete Tenant's Work in the Demised Premises and Tenant shall cause Tenant's trade fixtures to be installed in the Demised Premises and Tenant shall open for business therein. ARTICLE II - USE OF PREMISES SECTION 2.1 Permitted Use. During the term of this lease, the Demised Premises shall be continually used and occupied only for the Permitted Use set forth in Preamble Section (g), twenty-four (24) hours per day, seven (7) days per week, three hundred sixty-five (365) days per year. Tenant hereby acknowledges, consents and agrees that any and/or all services, facilities and access by the public to the Demised Premises and/or to the Fashion.Center may be suspended in whole or in part during legal holidays, such other days as may be declared by local, state or federal authorities as days of observance or during any periods of actual or threatened civil commotion, insurrection or circumstances beyond Landlord's control when Landlord, in Landlord's sole judgment, shall deem the suspension of such services, facilities and access necessary or appropriate for the protection and/or preservation of persons and/or property. Tenant agrees: (a) neither to solicit business nor to distribute advertising matter in the parking or other common areas or facilities of the Fashion Center; and (b) not to place any weight upon the floors which TENANT -2- LANDLORD Master January, 2008 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 shall exceed seventy-five (75) pounds per square foot of floor space covered. If Tenant's use of the Demised Premises for periods when the Fashion Center is not open for business shall cause Landlord to incur additional costs, Tenant shall pay for all such additional costs. SECTION 2.2 Compliance with Regulations. (a) Tenant agrees, at Tenant's own cost and expense, to (i) comply with the Certificate of Occupancy issued for the Demised Premises and to comply with and execute all present and future governmental laws, ordinances, orders and regulations affecting the Demised Premises and/or the use thereof, whether or not any such law, ordinance, order, rule, regulation or requirement is substantial, foreseen or unforeseen, ordinary or extraordinary, or shall necessitate structural changes or improvements or interfere with the use and enjoyment of the Demised Premises; and (ii) comply with and execute all present and future rules, regulations and recommendations of the Board of Fire Underwriters, Tenant's insurance carriers and other organizations establishing insurance rates. Tenant further agrees not to suffer, permit or commit any waste, nor to allow, suffer or permit any odors, vapors, steam, water, vibrations, noises or other undesirable effects to emanate from the Demised Premises or any equipment or installation therein into other portions of the building of which the Demised Premises forms a part or into the Fashion Center, or otherwise to allow, suffer or permit the Demised Premises or any use thereof to constitute a nuisance or to interfere with the safety, comfort or enjoyment of the Fashion Center by Landlord, or any other tenants or occupants of the Fashion Center or their customers, invitees or any others lawfully in or upon the Fashion Center. If any governmental license(s) or permit(s) shall be required for the propel and lawful conduct of Tenant's business or other activity carried on in the Demised Premises, or if a failure to procure such a license or permit might or would in any way, adversely affect Landlord or the Fashion Center, then Tenant, at Tenant's sole cost and expense, shall duly procure and thereafter maintain all such license(s) and permit(s) and submit the same for inspection by Landlord. Tenant shall pay when due all license fees, permit fees and charges of a similar nature for the conduct by Tenant or any subtenant or concessionaire or licensee of any business or undertaking authorized hereunder to be conducted in or from the Demised Premises. (b) The parties acknowledge that the Americans with Disabilities Act of 1990 (42 U.S.C. § 12101 et seq.) and regulations and guidelines promulgated thereunder, as all of the same may be amended and supplemented from time to time (collectively referred to herein as the "ADA") establish requirements for business operations, accessibility and barrier removal, and that such requirements may or may not apply to the Demised Premises and Fashion Center depending on, among other things: (1) whether Tenant's business is deemed a "public accommodation" or "commercial facility", (2) whether such barrier removal requirements are "readily achievable", (3) whether any alterations affect or could affect accessibility, and (4) whether any alterations affect or could affect a "primary function area" and/or trigger "path of travel" requirements. The parties hereby agree that: (a) Landlord shall be responsible for ADA Title III compliance in the common areas, except as provided below, (b) Tenant shall be responsible for ADA Title III compliance in the Demised Premises, including any leasehold improvements or other work to be performed in the Demised Premises under or in connection with this Lease, and (c) Landlord may perform, or require that Tenant perform, and Tenant shall be responsible for the cost of, ADA Title III "path of travel" requirements triggered by alterations in the Demised Premises. Tenant shall be solely responsible for requirements under Title I of the ADA relating to Tenant's employees. Tenant shall protect, defend (with counsel selected by Landlord), indemnify and hold Landlord harmless from and against any and all claims, costs (including attorneys' fees and costs incurred through all levels of proceedings), demands, liabilities and obligations arising out of Tenant's obligations hereunder. SECTION 2.3 Care of Premises. Tenant shall not perform any acts or carry on any practices which may injure the Demised Premises or the Fashion Center. Tenant shall keep the Demised Premises, and the sidewalks adjacent to the Demised Premises and loading areas allocated for the use of Tenant, clean and free from rubbish and dirt at all limes. Tenant shall not burn any trash or garbage of any kind in or about the building, loading areas, parking lots or any other part of the Fashion Center without the prior written consent of the Landlord. Tenant agrees that the plumbing facilities will not be misused and the cost of any damage so caused shall be borne solely by Tenant. SECTION 2.4 Receiving and. Delivery. Tenant agrees that all receiving and delivery of goods and all removal of garbage and refuse shall be made only by the method and at times and in the area designated by Landlord from time to time. All costs and expenses in connection therewith shall be paid solely by Tenant. The delivery or shi ping of supplies and fixtures to and from the Demised Premises shall be subject to such rules and regulations now or hereafter prescribed by Landlord. SECTION 2.5 Signs. Tenant shall not erect, install, display, inscribe, paint or fix any sign or lettering anywhere within the Demised Premises or to, upon or above the exterior of the Demised Premises, including but not limited to, glass doors and windows or the building in which the Demised Premises are situated, so as to be visible from the exterior of the Demised Premises, without, in each instance, the prior written approval of Landlord having been first obtained. Tenant further agrees to purchase and install a sign or signs to be approved by Landlord's architect or Landlord, and further agrees not to place in or about the Demised Premises any other or additional signs unless first approved by Landlord. Tenant further agrees to remove all signs placed anywhere in the Demised Premises (if permitted) at the termination or expiration of this lease without expense to Landlord and without injury or damage to the Demised Premises. If Landlord shall deem it necessary or appropriate to remove any sign in order to paint, redecorate or to make any repairs, alterations or improvements in or to the Demised Premises or any part of the building to which Tenant's signs may be affixed, Landlord shall have the right to do so, provided the same be removed and replaced at Landlord's cost and expense, unless the necessity therefor shall have been occasioned through any act or omission of Tenant, Tenant's employees, agents, invitees or customers. Landlord shall have the right, with or without notice to Tenant, to remove any signs installed by Tenant in violation of this Section 2.5 and to charge Tenant for the cost of such removal and/or any repairs necessitated thereby, without liability of Landlord for such removal. In no event shall Landlord be responsible to Tenant for the return of signs removed in accordance with this Section 2.5 and Tenant hereby releases Landlord from any and all liability respecting the same. SECTION 2.6 Miscellaneous Provisions. (a) Tenant shall not use or obstruct the sidewalks adjacent to the Demised Premises without the prior written consent of Landlord. Tenant shall not store anything in service or exit corridors. Tenant shall not use or permit the use of any portion of the Demised Premises as sleeping quarters, lodging rooms, or for any unlawful purposes. (b) Tenant agrees not to install awnings without the prior written consent of Landlord. Landlord may furnish storm shutters and bases for the Demised Premises (but Landlord is under no obligation to do so). If Landlord furnishes storm shutters and bases, Tenant agrees to store within the Demised Premises (if required by Landlord), maintain, erect and use such storm shutters and bases. (c) Landlord shall have the right, from time to time, to designate smoking and non-smoking areas in, around or throughout the Fashion Center and shall further be permitted to prohibit or limit such activity in order to fully comply with any applicable governmental ordinance, law or regulation. TENANT -3- LANDLORD Master January, 2008 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 (d) Tenant agrees to operate its heating and its ventilating and air conditioning system(s) serving the Demised Premises during Fashion Center business hours and days so as to maintain comfortable conditions, as determined by Landlord. (e) Tenant agrees that no loud speakers, sound amplifiers, radio, television, or other means of broadcasting or sound reproduction shall be used on or about the Demised Premises in such manner as to be heard outside the Demised Premises. (f) Tenant shall use, at Tenant's cost, such pest extermination contractor as Landlord may direct, and at such intervals as Landlord may require. Failure of Tenant to employ the pest extermination contractor designated by Landlord shall entitle Landlord to employ such contractor with respect to the Demised Premises and Tenant shall pay Landlord for the cost thereof. Landlord shall have the option to provide pest extermination services throughout the Fashion Center, in which event Tenant shall pay to Landlord Tenant's share of the cost of such service, as determined by Landlord. (g) Tenant agrees not to: (i) permit any unlawful practice to be carried on or committed in the Demised Premises; (ii) make any use of or allow the Demised Premises to be used for any purpose that might invalidate or increase the rate of insurance thereof; (iii) keep or use or permit to be kept or used in the Demised Premises any flammable fluids or explosives without the prior written permission of the Landlord, which may be unreasonably withheld; (iv) sell or consume or allow the sale or consumption of alcoholic beverages in the Demised Premises, unless the same is expressly included in the Permitted Use and appropriate (as determined by Landlord) licenses and insurance coverages have been secured and documentation thereof has been received by Landlord; or (v) commit or suffer any waste in or about the Demised Premises. (h) All garbage and refuse shall be kept in the kind of container specified by Landlord and shall be placed outside of the Demised Premises prepared for collection in the manner and at the times and places specified by Landlord. If Landlord shall provide or designate a service for picking up refuse and garbage, Tenant shall use same at Tenant's cost. Landlord reserves the right to refuse to collect or accept from Tenant any waste products, garbage, refuse, or trash that is not separated and sorted as required by law or Landlord. If Landlord does not provide for such services, Tenant shall arrange for the regular pickup of all garbage and refuse at Tenant's sole cost and expense. Tenant shall fully cooperate with and participate in any recycling or other conservation program as may be required by Landlord and/or governmental or utility authority. In the event Tenant shall fail strictly to keep, observe and comply with each and every obligation contained in this Section 2.6, in addition to such failure constituting an Event of Default, Tenant shall pay to Landlord as damages and not as a penalty the sum of Five Hundred ($500.00) Dollars for each and every day in which such violation subsists, commencing upon the second violation thereof, provided Landlord shall have given first written notice to Tenant of the first violation thereof. ARTICLE III - COMMON AREAS SECTION 3.1 Grant of Use to Tenant. Subject to the exclusive control and management of Landlord and other applicable provisions of this Lease, Landlord grants unto Tenant a non-exclusive right of use of the common areas, as may be provided by Landlord from time to time. The term "common areas" shall mean all areas, space, facilities, equipment, signs and special services from time to time made available by Landlord for the common and joint use and benefit of Landlord, Tenant and other tenants and occupants of the Fashion Center, and their respective employees, agents, subtenants, concessionaires, licensees, customers and other invitees, which may include (but shall not be deemed a representation as to their availability) the sidewalks, parking areas (including decks and garages), access roads, driveways, landscaped areas, truck serviceways, tunnels, loading docks, pedestrian malls (enclosed or open), courts, stairs, ramps, columns, elevators, escalators, comfort and first aid stations, public washrooms, community hall or auditorium and parcel pick-up stations. Landlord shall not be subject to any liability, nor shall Tenant be entitled to any compensation, if the size, location or arrangement of any common areas or the type of facilities at any time forming a part thereof be changed or diminished, nor shall any such change or diminution of such areas be deemed a constructive or actual eviction. Nothing contained herein shall be deemed a warranty that any such common area may exist within the Fashion Center. SECTION 3.2 Tenant and Employee Parking: Tenant and its employees shall park their cars only in areas specifically designated for that purpose by Landlord from time to time; provided however, that Landlord is not required to furnish any such parking areas for Tenant or Tenant's employees. Tenant agrees to furnish. Landlord the make, model, color, and license numbers of the cars of Tenant and Tenant's employees and to keep Landlord's such information up to date at all times. In the event that Tenant or its employees at any time park their cars in any non -designated parking areas, Landlord at its option shall charge Tenant TEN ($10.00) DOLLARS per day or partial day per car parked in any area other than those designated, as and for agreed consequential damages, and/or, at Landlord's option, treat the same as an Event of Default; and Tenant hereby authorizes Landlord to remove from the Fashion Center any of Tenant's cars or cars belonging to Tenant's employees and/or attach violation stickers or notices to such cars, and Tenant hereby waives and releases Landlord and hereby indemnifies and agrees to hold Landlord harmless from all claims, liabilities, costs (including Landlord's attorneys' fees incurred through all levels of proceedings) and expenses which may result or arise therefrom. Landlord and Tenant shall enter into a separate license agreement, in form and substance satisfactory to Landlord, whereby Landlord shall designate four (4) parking spaces (two in each of "Tan Park" and "Pink Park") for exclusive use by Tenant's police vehicles during the term of this Lease. SECTION 3.3 Management and Rules and RePulations. Landlord shall operate, manage, equip, police, light and maintain the common areas in such manner as Landlord, in its sole discretion, may from time to time determine, and Landlord shall have the sole right and exclusive authority to employ and discharge all personnel with respect thereto. Landlord hereby expressly reserves the right but without obligation therefor, from time to time to construct, maintain and operate lighting and other facilities, equipment and signs on all of said common areas; to police and provide security, in Landlord's solejudgment, for the common areas, including without limitation, such devices as television cameras and alarm systems for the same; to construct surface, subterranean and/or elevated parking areas and facilities; to change or reduce the area, level, location and arrangement of the common areas; to restrict parking by tenants and other occupants of the Fashion Center and their respective employees, agents, subtenants, concessionaires and licensees; to enforce parking charges; to close temporarily all or any portion of the common areas for the purpose of making repairs or changes thereto and to discourage non -customer parking; to close all or any portion of the common areas or facilities to such extent as may, in the opinion of Landlord's counsel, be legally sufficient to prevent a dedication thereof or the accrual of any rights to any person or the public therein; and to do and perform such other acts in and to said areas and improvements as Landlord shall determine. Landlord shall have no liability nor shall Tenant be entitled to any damages of any kind as a result of any interruption or discontinuance of furnishing common area services. In addition, Landlord may, from time to time, modify the traffic flow pattern and layout of parking spaces and the entrances and exits to adjoining public streets or walkways, utilize portions of the common areas for temporary storage of construction equipment, utilize portions of TENANT -4- LANDLORD Master January, 2008 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 the common areas for kiosks, entertainment, displays and charitable activities and may do such other acts in and to the common areas as in its judgment may be desirable to improve the convenience or attraction thereof. Irrespective of whether Landlord does or does not provide security devices, services or personnel, Landlord hereby disclaims any and all responsibility or liability therefor and Landlord, to the maximum extent permitted by law, shall be free from any and all liability to Tenant or Tenant's employees, agents, invitees, licensees, guests or any other person or entity, including their successors, assigns, heirs or personal representatives, for any damages or costs incurred arising out of, related to, or in connection with any act or omission concerning the provision of security to the Fashion Center and surrounding areas. At any time and from time to time, Landlord shall have the right to establish, modify and enforce rules and regulations with respect to all facilities and common areas and the use to be made thereof, and Tenant for itself and its employees shall abide by and conform therewith. Such rules and regulations shall be binding after Landlord either shall mail a copy thereof to Tenant or post the same in a conspicuous place in the Fashion Center. ARTICLE IV - REPAIRS AND ALTERATIONS SECTION 4.1 Revairs. Subject to the provisions of Articles VH and VIII hereof, Landlord shall not be required to make any repairs or improvements of any kind upon or to the Demised Premises or to the Fashion Center, except for necessary repairs to the foundation and structural load bearing walls of the Demised Premises. Landlord agrees to make necessary repairs to the roof and the structural load bearing walls of the building of which the Demised Premises is a part, and the water and sewer lines servicing, on a non-exclusive basis, the Demised Premises that are located outside of the Demised Premises but within the Fashion Center and are not within the premises demised to any other tenant in the Fashion Center. Notwithstanding the foregoing, if the necessity for the making of any of such repairs shall have been occasioned by any act, omission or negligence of Tenant, or any subtenant, concessionaire or licensee of Tenant, or their respective employees, agents, invitees, contractors or subcontractors, Tenant shall be solely responsible for the cost of ail such repairs, and at Landlord's election, shall promptly make such repairs. Except for Landlord's obligations as expressly provided above in this Section 4.1, Tenant, at Tenant's sole cost and expense, shall keep and maintain in first class appearance, in a condition at least equal to that which is required when Tenant initially opens the Demised Premises for business, and in good order, condition and repair as determined by Landlord (including replacement of parts and equipment, if necessary) the Demised Premises and every part thereof and any and all appurtenances thereto wherever located. Without limiting the generality of the foregoing, Tenant, at its expense, shall maintain and promptly make any and all necessary repairs to or replacements of: (i) that portion of any pipes, lines, ducts, wires or conduits (whether contained within or outside the Demised Premises) which are installed by Tenant or that exclusively serve the Demised Premises; (ii) the glass windows, plate glass doors, and all fixtures or appurtenances composed of glass that are located in or about the Demised Premises; (iii) Tenant's signs; (iv) the floors and floor coverings, doors and door frames, windows and window frames, walls, storefront including security gates, grilles or enclosures, locks and closing devices, partitions and ceilings in the Demised Premises; (v) heating, ventilating, air conditioning, electrical and plumbing system(s) equipment and fixtures (whether contained within or outside the Demised Premises) which are installed by Tenant or which exclusively serve the Demised Premises; and (vi) the Demised Premises or any part of theFashion Center when repairs thereto are necessitated by any act or omission (negligent or otherwise) of Tenant or any, of Tenant's agents, employees, contractors or invitees, or by the failure of Tenant to perform any of its obligations under this Lease. Notwithstanding any contrary provision of this Section 4.1, Tenant, at its expense, shall make any and all repairs to the Demised Premises as may be necessitated by any break-in, forcible entry or other trespass into or upon the Demised Premises, regardless of whether or not such entry and damage is caused by the negligence or fault of Landlord or Tenant or occurs during or after business hours. Tenant, at Tenant's sole cost and expense, shall promptly make all other repairs, replacements, renewals and restorations, interior and exterior, ordinary and extraordinary, foreseen and unforeseen, relating to the Demised Premises. If Tenant fails to promptly make any repairs required hereunder, Landlord may make such repairs without obligation to do so and without liability to Tenant for any loss or damage that may accrue to Tenant's stock or business by reason thereof, and if Landlord makes such repairs, Tenant will pay to Landlord, on demand, the entire cost thereof, together with an administrative fee equal to twenty-five (25 %) percent thereof. Landlord shall use reasonable efforts to do any required repair work with minimum inconvenience, annoyance, disturbance or interruption of business to Tenant, as may be practicable under the circumstances consistent with accepted construction practice, but in no event shall Landlord be responsible or liable for any of the same or required to incur any additional expenses for work to be done during hours or days other than regular business hours and days. Tenant shall keep the Demised Premises in a first class, like new and attractive condition throughout the Lease Term,'consistent with the high standards of the Fashion Center. All exterior doors and entrances shall be painted or otherwise refurbished by Tenant periodically as determined by Landlord, in accordance with plans and specifications first submitted to and approved by Landlord, in accordance with applicable provisions of this Lease. In addition to the requirements set forth in this Article IV (and not in lieu thereof), all damage to Tenant's fixtures, leasehold improvements and other personal property in the Demised Premises must be repaired and/or refurbished by Tenant periodically as determined by Landlord, in accordance with plans and specifications first submitted to and approved by Landlord in accordance with applicable provisions of this Lease. Tenant agrees to provide regular maintenance and service (for example, without limitation, regular filter changes and fan replacement) to the heating and air conditioning and ventilating equipment in the Demised Premises and to keep in full force and effect a standard maintenance agreement on all heating and air conditioning equipment serving the Demised Premises. Tenant agrees to furnish a copy of such maintenance agreement to Landlord, upon request from time to time. SECTION 4.2 Alterations. Tenant shall not make any alterations, improvements in or additions to the Demised Premises (including without limitation, signs, floor covering, interior or exterior lighting, plumbing fixtures, shades, canopies or awnings or make any changes to the storefront, mechanical, electrical or sprinkler systems), without firstprocuring Landlord's written consent. At the time such approval is sought, Tenant shall submit to Landlord plans and specifications for such work, together with a statement of the estimated cost of such work, with separately stated unit prices and quantities, and the name of the proposed contractor who Tenant proposes to engage to perform the same. After having obtained Landlord's written approval, as aforesaid, and prior to the commencement of any such work, Tenant agrees to deliver to Landlord the approval of any and all governmental authorities and departments having jurisdiction thereof, together with a policy or certificate of worker's compensation insurance in statutory limits from Tenant's contractors and a completion bond in form and substance and issued by a surety company licensed in the State of Florida and otherwise acceptable to Landlord, as well as evidence of the maintenance by Tenant of all other insurance coverages to be maintained by Tenant hereunder. In the event Landlord grants such consent, such alterations, additions or improvements shall be performed in good and workmanlike manner and in accordance with all applicable legal and insurance requirements and all plans and specifications approved by Landlord and in accordance with the provisions of this Lease, including the provisions of Exhibit B, governing construction of the Demised Premises. Any work performed by Tenant shall be subject to Landlord's inspection and approval after completion to determine whether the same complies with the requirements of this Lease. SECTION 4.3 No Encumbrance. Tenant shall not assign, lien, encumber, chattel mortgage or create a security interest in and to or upon its leasehold TENANT -5- LANDLORD Master January, 2008 I improvements, equipment, furnishings, signs, trade fixtures or other personal property in the Demised Premises without first 2 obtaining in each and every instance the prior written consent of Landlord, which consent may be unreasonably withheld. 3 Any consent by Landlord to such security interest shall be held to apply only to the specific transaction thereby authorized 4 and shall not constitute a waiver of the necessity for such consent to any subsequent transaction, including, without 5 limitation, a modification thereof. Any violation of the terms of this provision by Tenant shall be without force and effect, 6 shall not be binding upon Landlord, and shall constitute an Event of Default tinder Section 9.2 hereof. 7 8 ARTICLE V - UTILITIES 9 10 SECTION 5.1 Electricit9 and Telephone. 11 12 Tenant shall make its own arrangements with Florida Power and Light Company and with a telephone company for 13 electric and telephone service, respectively, and shall promptly pay all costs and charges in connection therewith. 14 15 SECTION 5.2 Water and Gas. 16 17 If water is consumed upon or in the Demised Premises, Tenant shall promptly pay for all costs thereof. If Landlord 18 elects to supply water or other utility service, Tenant shall purchase its requirements therefor from Landlord and shall pay the 19 charges therefor at the applicable rates determined by Landlord from time to time, at such times as shall be required by 20 Landlord. Landlord agrees such rates shall not be in excess of the public utility rates for the same services, if available. Gas 21 will be provided only at the election of Landlord and then only by special contract between Landlord and Tenant. If such 22 special contract exists, Tenant shall pay for such service as therein provided and shall perform all of its obligations 23 thereunder. 24 25 SECTION 5.3 In General. 26 27 Without limiting the generality of the other Provisions of this Article V, Tenant shall be solely responsible for and 28 promptly shall pay to Landlord or to the public or private utility company or governmental agency, whichever is supplying 29 the same, as and when the same become due and payable, all charges for water, sewer, electricity, gas, telephone and any 30 other utility used or consumed in the Demised Premises, including without limitation, use for fiber optics. If Landlord elects 31 to supply any such other utility or service, Tenant shall purchase its requirements therefor from Landlord and shall Pay the 32 charges therefor at the applicable rates determined by Landlord from time to time, at such times as shall be required by 33 Landlord. Landlord agrees such rates shall not be in excess of the public utility rates for the same services, if available. 34 35 SECTION 5.4 Discontinuance of Service. 36 37 Landlord reserves the right, without notice to Tenant and without liability to Tenant, to cut off and discontinue (if 38 provided) water, electricity, and any and all other service, whenever and during any period for which bills for the same are 39 not paid by Tenant within twenty-four (24) hours after written demand and/or when necessary to make repairs or alterations. 40 No such action by Landlord, or notice thereof, shall be construed as an eviction or disturbance of possession or as an election 41 by Landlord to terminate this lease. Landlord shall not be liable in damages or otherwise for any interruption in the supply of 42 any utility to the Demised Premises. Tenant shall not at any time overburden or exceed the capacity of the mains, feeders, 43 lines, pipes, ducts, conduits, breakers, or other facilities by which such utilities are so supplied to, distributed in or serve the 44 Demised Premises. If Tenant desires to install any equipment which shall require additional utility facilities or utility 45 facilities of a greater capacity than the facilities provided by Landlord, in Landlord's sole discretion, such installation shall be 46 subject to Landlord's prior written approval. If approved by Landlord, Tenant agrees to pay Landlord prior to the installation 47 thereof, on demand, the cost for providing such additional utility facilities or utility facilities of a greater capacity. Landlord 48 shall not be responsible for providing any meters or other devices for the measurement of utilities supplied to the Demised 49 Premises. Tenant shall make application and arrange for the installation of all such meters or other devices (not installed by 50 Landlord) as required by Landlord, by any governmental authority, or by any public or private utility company furnishing 51 services to the Fashion Center or to the Demised Premises. Landlord shall not be obligated to Tenant for any damage or cost 52 or expense resulting, directly or indirectly, from any failure or malfunction of the central air conditioning supply system, if 53 any, or any component parts thereof. 54 55 SECTION 5.5 Exterior Installations. 56 57 No aerial, satellite dish or other device shall be erected on the roof or exterior walls of the Fashion Center, or on the 58 Demised Premises, without in each instance, the prior written consent of Landlord. Any device so installed without such 59 written consent shall be subject to removal without notice at any time, without liability to Landlord for loss or damage 60 resulting therefrom. 61 62 ARTICLE VI - INDEMNITY AND INSURANCE 63 64 SECTION 6.1 Indemnity and. Hold Harmless. 65 66 Tenant shall protect, defend (with counsel selected by Landlord), indemnify, hold and save free and harmless 67 Landlord, and/or any fee owner or ground or underlying lessors of the Fashion Center, and their respective agents, partners, 68 officers, directors, attorneys and representatives, from and against any and all claims, demands, liabilities, fines, suits, 69 actions, proceedings, orders, decrees, obligations and judgments of any kind or nature and from all damages whether 70 compensatory, punitive or otherwise, by or in favor of anyone whomsoever and from and against any and all costs and 71 expenses, including attorneys' fees, appellate and otherwise, resulting from or in connection with loss of life, bodily or 72 personal injury or property damage arising, directly or indirectly, out of or from or on account of any occurrence in, upon, or 73 from the Demised Premises or occasioned wholly or in part through the use and occupancy of the Demised Premises or any 74 improvements therein or appurtenances thereto, or by any act, omission, breach or negligence of Tenant or any subtenant, 75 concessionaire, independent contractor or licensee of Tenant, or their respective employees, agents, contractors or invitees in, 76 upon, at or from the Demised Premises or its appurtenances or any common areas of the Fashion Center. 77 78 Tenant and all those claiming by, through or under Tenant shall store their property in and shall occupy and use the 79 Demised Premises and any improvements therein and appurtenances thereto and all other portions of the Fashion Center 80 solely at their own risk, and Tenant and all those claiming by, through or under Tenant hereby release Landlord, to the full 81 extent permitted by law, from all claims of every kind, including loss of life, personal or bodily injury, damage to equipment, 82 fixtures or other property, or damage to business, or for business interruption, arising, directly or indirectly, out of or from or 83 on account of such occupancy and use or resulting from any present or future condition or state of repair thereof. 84 85 Landlord shall not be responsible or liable at any time to Tenant, or to those claiming by, through or under Tenant, 86 for any loss of life, bodily or personal injury, or damage to property or business, or for business interruption, that may be 87 occasioned by (i) any failure by Landlord or any tenants or occupants of the Fashion Center to comply with any of the terms 88 of their leases or agreements or (ii) the acts, omissions or negligence, criminal and otherwise, of any other tenants or 89 occupants of any portion of the Fashion Center or any other person. 90 91 Landlord shall not be responsible or liable for any defects, latent or otherwise, in any building or improvements in - __J F NANT -6 LANDLORD Master January, 2008 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 the Fashion Center or any of the equipment, machinery, utilities, appliances or apparatus therein, nor shall Landlord be responsible or liable at any time for loss of life, or injury or damage to any person or to any property or business of Tenant, or those claiming by, through, or under Tenant, caused by or resulting from the bursting, leaking, running, seeping, overflowing or backing up of water, steam, gas, sewage, snow or ice in any part of the Demised Premises or from plumbing fixtures or from any failure or a defect in any electric line, circuit or facility, or on account of the interruption of any utility or utilities for maintenance or replacement, or caused by or resulting from the act of God or the elements, riots, labor disputes, acts of declared and undeclared war, or resulting from any defect or negligence in the occupancy, construction, operation, maintenance, repair or use of any buildings or improvements in the Fashion Center, including the Demised Premises, or any of the equipment, fixtures, machinery, appliances or apparatus therein, or resulting from mold, mildew, spores and/or fungus of any type or nature whatsoever that can cause or threaten harm to any living organism (including human health or human welfare, or the health or welfare of any animal or plant) or can cause or threaten physical damage, deterioration, loss of use and/or loss of value or marketability, to any tangible property whatsoever. Tenant is advised that, given the climate and humid conditions in South Florida, molds, mildew, spores, fungi and/or other toxins (collectively, "Mold") may exist and/or develop within the Demised Premises and/or the Fashion Center, which may become toxic and/or pose a health risk. Tenant hereby assumes all risks associated with Mold, and the indemnity and other obligations set forth in this Section 6.1 shall be deemed expressly, and without limitation, to include all matters related to and/or arising out of Mold. Without limiting the generality of the foregoing, leaks, wet flooring and moisture will contribute to the growth of mold, mildew, fungus or spores. Tenant understands and agrees that Landlord is not and shall not be responsible, and Landlord hereby disclaims any responsibility, for any illness or allergic reactions which may be experienced by Tenant, its employees, contractors and/or invitees as a result of Mold. Tenant shall give prompt notice to Landlord in case of fire or other casualty or accident in the Demised Premises or in the Fashion Center or of any defects therein or in any of Tenant's fixtures, machinery or equipment. In case Landlord shall be made a party to any litigation commenced by or against Tenant, Tenant shall protect, defend (with counsel selected by Landlord), indemnify and hold Landlord harmless therefrom and shall pay Landlord all costs and expenses, including attorneys' fees, appellate and otherwise, which Landlord may sustain by reason thereof. Tenant expressly acknowledges that all of the foregoing provisions of this Section shall apply and become effective from and after the date Landlord shall deliver possession of the Demised Premises to Tenant in accordance with the terms of this lease, and shall survive the expiration or sooner termination hereof. Wherever in this Lease, Tenant is obligated to "defend" Landlord, such defense shall be rendered by counsel designated by Landlord, notwithstanding Tenant's obligation to pay the costs of such defense. SECTION 6.2 Landlord's Insurance. Landlord may, during the term, keep in full force and effect comprehensive public liability, property damage, fire, extended coverage, casualty, earthquake, flood insurance and all such other types of insurance determined by Landlord covering the Demised Premises and the Fashion Center, on an "all risk" basis up to (at Landlord's option) the full replacement cost value and in amounts necessary to meet any coinsurance clause and as are customary with respect to shopping center properties in Miami -Dade County, Florida. SECTION 6.3 Tenant's Insurance. Tenant agrees to secure and keep in full force and effect from and after the date Landlord shall deliver possession of the Demised Premises to Tenant and throughout the term of this lease, at Tenant's own cost and expense: (a) Commercial General Liability Insurance on an occurrence basis with minimum limits of liability in an amount of THREE MILLION ($3,000,000.00) DOLLARS combined single limit for bodily injury, personal injury or death, damage to property, including water damage and sprinkler leakage legal liability, per occurrence; (b) "Special Form" property insurance (formerly, "all risk"), with only such exclusions as are permitted by Landlord, and with the business income and utility services -time element endorsements, all in an amount adequate to cover the full replacement value of all leasehold improvements, including all alterations, additions or improvements to the Demised Premises, fixtures, contents, 6 furnishings, wallcoverings, carpeting, drapes, equipment and all other items of Tenant's personal property in the Demised Premises and business interruption in the event of fire or other casualty including theft; (c) Plate Glass Insurance covering all plate glass in the Demised Premises; (d) if there is a boiler or air-conditioning equipment serving the Demised Premises (whether installed in, adjoining, above or beneath the same) Broad Form Boiler and Machinery Insurance in the amount of FIVE HUNDRED THOUSAND ($500,000.00) DOLLARS; (e) workers' compensation coverage as required by law, but not less than $100,000; (f) with respect to alterations, improvements and the like required or permitted to be made by Tenant hereunder, contingent liability and builder's risk insurance, in amounts satisfactory to Landlord; (g)) the insurance required under Exhibit "B"; (i) flood insurance in the maximum amount permitted by law; and 0) such insurance as may from time to time be required by city, county, state or federal laws, codes, regulations or authorities, together with such other insurance as is reasonably necessary or appropriate under the circumstances. SECTION 6.4 Tenant's Additional Insurance. Tenant shall, if required by Landlord, procure and keep in full force and effect at its expense as long as this lease remains in effect and during such other time as Tenant occupies the Demised Premises or any part thereof, the following insurance: (i) Professional Liability Insurance GO Malpractice Insurance (iii) Independent Contractors Insurance (iv) Broad Form Contractual Liability Insurance (v) Completed Operations Insurance. In addition, Tenant shall obtain at its expense such other insurance and in such amounts as may from time to time be required by Landlord. SECTION 6.5 Insurance Reouirements. All insurance policies to be furnished by Tenant under the terms of this lease shall be issued in the names and for the benefit of Landlord (as an additional named insured), its designee(s) and Tenant, in form, amount and substance by one or more responsible insurance companies satisfactory to Landlord and licensed to do business in the State of Florida. Each such policy shall contain a provision that no act or omission of Tenant shall affect or limit the obligations of the insurance company to pay Landlord. The policies shall contain a provision that said insurance shall not be cancelled or amended with respect to Landlord except upon sixty (60) days' prior written notice by certified mail from the insurance company to Landlord, and provide further that in the event of payment of a loss covered by such policy, Landlord shall be the first payee. Tenant shall be solely responsible for the payment of premiums under the policies and Landlord shall have no obligation for the payment thereof. The minimum limits of coverage as set forth in this Article VI may from time to time, at Landlord's ETENANT-7 Master January, 2008 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 option, be increased as may be reasonably required by Landlord so as to conform with prudent shopping center practices. The deductibles under any of such insurance policies to be carried by Tenant shall not exceed Five Thousand ($5,000.00) Dollars. Tenant shall deliver to Landlord within ten (10) days prior to delivery of possession of the Demised Premises, certificates or memoranda of insurance, in form, amount and substance acceptable to Landlord, for all the policies to be procured by Tenant, and at least thirty (30) days prior to the expiration of any such policies, Tenant shall deliver certificates or memoranda of insurance, in form, amount and substance acceptable to Landlord, evidencing renewal of such policies, along with evidence of payment therefor. If Tenant fails to deliver evidence of new and renewed insurance policies and payment therefor, Landlord may procure (but shall not be so obligated) and/or pay for the same and the amount so paid by the Landlord, with interest thereon at the maximum rate of interest permitted by law from the date of payment, shall paid upon receipt of the invoice by Tenant. All insurance policies required of Tenant under this lease shall be primary, non-contributory and not excess and contain an express waiver of any right of subrogation by the insurance company against Landlord, Tenant hereby expressly waiving any such right of subrogation for any reason or occurrence whatsoever. All public liability and property damage insurance policies shall contain a provision that Landlord, although a named insured, shall be entitled to recover under said policies for any loss occasioned by reason of the negligence of Tenant. The minimum limits of any insurance coverage to be maintained by Tenant hereunder shall not limit Tenant's liability under the indemnity provisions of this lease. Any such insurance required of Tenant hereunder may be furnished by Tenant under any blanket policy carried by it or under a separate policy therefor; provided that coverage for the Fashion Center is separately allocated and otherwise complies with all of the terms hereof. SECTION 6.5 Liability for Rate Increase. Tenant shall not do anything in or about the Demised Premises which may be prohibited by or violate any of Landlord's insurance policies or the rules and regulations of the Fire Insurance Rating Organization having jurisdiction or any similar body, or which may in any way tend to increase the insurance rates on the Demised Premises and/or the building of which they are a part. If after commencement of the term of this lease, Tenant installs any electrical equipment that overloads the lines of the Demised Premises or the Fashion Center of which it is a part in contravention of the terms of this lease, in addition to the same constituting an Event of Default, Tenant shall at its own expense make whatever changes are necessary to comply with the requirements of the insurance underwriters and governmental authorities having jurisdiction. SECTION 6.7 Waiver of Subroeation. Tenant, and all parties claiming by, through and under the Tenant, hereby release and discharge Landlord from all claims and liabilities arising from or caused by any hazard or occurrence covered by insurance policies which Tenant carries with respect to the Demised Premises, or any interest, activities or property therein or thereon, including, but not limited to, insurance policies covering loss of property and loss of business or income, whether or not such insurance is required to be carried under this lease, and regardless of the cause of the damage or loss, including, but not limited to, claims based on negligence. Tenant agrees that all insurance policies carried in connection herewith shall contain an express provision that this release and discharge shall not adversely affect said policies or prejudice any right of an insured to recover thereunder, any additional cost for said provision to be paid by Tenant, and Tenant, immediately upon execution of this lease, shall provide written notice of this release and discharge to all insurance companies issuing said policies, and furnish proof of said notice to Landlord. Tenant agrees to obtain from each insurance company issuing a policy in connection herewith, a waiver of the insurer's right of subrogation against Landlord. ARTICLE VII - EMINENT DOMAIN SECTION 7.1 If Whole Taken. If the whole of the Demised Premises should be acquired or taken by eminent domain for any public or quasi -public use or purpose or by private purchase in lieu thereof, then the term of this lease shall cease as of the date of title vesting in such proceedings or settlement in lieu thereof, and Tenant shall pay all charges and perform all of its other obligations under this Lease up to such date. SECTION 7.2 If Part Taken. If fifty (50%) percent or more of the Gross Leasable Area of the Demised Premises shall be taken by eminent domain for any public or quasi -public use or purpose or by private purchase in lieu thereof, and the portion not so taken remains suitable for the purposes for which the Demised Premises were leased after Landlord completes such repairs or alterations as Landlord is obligated or elects to make, Tenant shall have the right to elect either to terminate this lease or, subject to Landlord's right of termination as set forth in Section 7.4 of this Article, to continue inpossession of the remainder of the Demised Premises. Tenant shall notify Landlord in writing within ten (10) days after the date of title vesting in such proceeding or settlement in lieu thereof of Tenant's election. In the event Tenant elects to remain in possession, all of the terms herein provided shall continue in effect, and Landlord shall at its own cost and expense make all necessary repairs or alterations to the building in which the Demised Premises are located so as to constitute the portion of the building not taken a complete architectural unit and the Demised Premises a complete unit, but such work shall not exceed the scope of the work to be done by Landlord in originally constructing said building; provided, however, that Landlord, in any event, shall not be required to spend any money whatsoever any repair or alteration work; and Tenant, at Tenant's expense, shall make all repairs and alterations to Tenant's leasehold improvements, trade fixtures, decorations, signs and contents to bring the same to the condition that existed prior to the partial taking. As used herein, the "amounts received by Landlord" shall mean that portion of the award in condemnation received by Landlord from the condemning authority after all costs, including attorneys' fees, incurred by Landlord and which is free and clear of all prior claims or collections by the holders of any mortgages. SECTION 7.3 Damages. As between Landlord and Tenant, all damages for any condemnation of all or any part of the Fashion Center (including the Premises), including without limitation, all damages as compensation for diminution in value of the leasehold, reversion and fee of the Demised Premises, unexpired term, and Tenant's improvements, shall belong to Landlord without any deduction therefrom for any present or future estate of Tenant, and Tenant hereby assigns to Landlord all its right, title and interest to any such award. Although all damages in the event of any condemnation belong to Landlord, whether such damages are awarded as compensation for diminution in value of the leasehold, reversion or fee of the Demised Premises, or Tenant's improvements, Tenant shall have the right to claim and recover from the condemning authority, but not from Landlord, such compensation as may be separately awarded or recoverable by Tenant by reason of the condemnation for or on account of any cost or loss in removing Tenant's furniture and fixtures; provided that such award does not reduce or otherwise adversely affect the award otherwise payable to Landlord. Each party agrees to execute and deliver to the other all instruments that may be required to effectuate the provisions of this Section 7.3. SECTION 7.4 Option of Landlord to Terminate. If ten (10%) percent or more of the Gross Leasable Area of the Demised Premises or of the building in which the Demised Premises are located or of the Fashion Center or of the parking area shall be taken by eminentdomain for any public or quasi -public use or purpose or by private purchase in lieu thereof, or if any portion shall be so taken within three (3) TENANT -$ LANDLORD Master January, 2008 1 2 3 4 5 6 7 8 9 10 it 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 years prior to the expiration date of this lease, or if any department store or other major tenant (as determined by Landlord) shall terminate its lease as a consequence of any such taking, in any such event, Landlord may, by written notice to Tenant within thirty (30) days after the date of surrendering possession to public authority pursuant to such taking, terminate this lease, notwithstanding anything contained herein to the contrary, and Tenant shall pay all charges and perform all of its other obligations under this Lease up to such date. ARTICLE VIII - CASUALTY SECTION 8.1 Loss by Insurable Casualty. If the Demised Premises should be partially damaged or destroyed during the term by any casualty insurable under Landlord's fire and extended coverage insurance policies, Landlord may, but shall not be obligated to, repair and/or rebuild the shell of the Demised Premises to substantially the condition in which the same were immediately prior to such damage or destruction. In no event shall Landlord's effort under this Section exceed either (a) the scope of the work to be done. by Landlord in the original construction of said building, or (b) the proceeds received under any such insurance policy. In the event of reconstruction or repair by Landlord, any amount expended by Landlord in repairing the Demised Premises in excess of the proceeds of insurance received by Landlord allocated to the Demised Premises (at Landlord's option and without obligation) shall be repayable by Tenant to Landlord within ten (10) days after Landlord's delivery to Tenant of a statement setting forth the amount of such excess. In the event of any such damage or destruction, and unless this lease shall be terminated as hereinafter provided, Tenant shall forthwith replace or fully repair all leasehold improvements, signs, trade fixtures, equipment, and other installations originally installed by the Tenant in a manner and to at least a condition equal to that existing prior to their damage or destruction. In respect thereto, Tenant shall commence performance of its work within ten (10) days following notice from Landlord, shall diligently pursue the completion of such work and shall cause the same to be completed as soon thereafter as possible under the attendant circumstances, but in any event all such work shall be completed and the Demised Premises reopened for business within ninety (90) days following the required commencement thereof. The proceeds of all insurance carried by Tenant on said property shall be held in trust for the purposes of such repair, restoration or replacement. In the event of any such reconstruction by Tenant, an architect duly registered in the State of Florida shall be selected by Landlord and shall direct the payment of such insurance proceeds. Such insurance proceeds shall be payable to Tenant only upon receipt by Landlord of certificates of said architect stating that the payments specified therein are properly payable for the purpose of reimbursing Tenant for expenditures actually made by Tenant in connection with such work. At the election of Landlord or Landlord's mortgagee, direct payments maybe made to material suppliers and laborers upon written certification by said architect that such payments are due and payable. Any such insurance proceeds in excess of Tenant's actual expenditures in restoring the damage or destruction shall belong to Landlord. In making repairs, restoration or reconstruction, Tenant, at its sole cost and expense, shall comply with all laws, ordinances, and governmental rules or regulations, and shall perform all work or cause such work to be performed with due diligence and in a first-class manner, all in compliance with Exhibit "B" and other applicable provisions of this Lease, or, at Landlord's sole election, in accordance with new plans and specifications prepared by Tenant, at Tenant's expense, and acceptable to Landlord and Tenant. All permits required in connection with said repairs, restoration and reconstruction shall be obtained by Tenant at Tenant's sole cost and expense. Any amount expended by Tenant in excess of such insurance proceeds received by Landlord and made available to Tenant shall be the sole obligation of Tenant. In no event shall Landlord be required to repair or replace Tenant's trade fixtures, furnishings, contents or equipment. SECTION 8.2 Operation During Repair Period. During any period of reconstruction or repair of the Demised Premises and/or of said building, Tenant agrees to continue the operation of its business in the Demised Premises to the extent reasonably practicable from the standpoint of good business. Tenant shall not be entitled to and hereby waives all claims against Landlord for any compensation or damages for toss of use of the whole or any part of the Demised Premises and/or for any interruption of business, inconvenience or annoyance occasioned by any such damage, destruction, repair or restoration. SECTION 8.3 Option to Terminate. (i) If the Demised Premises are damaged in whole or in material part as a result of a risk which is not covered by Landlord's insurance policies; (ii) if the building of which the Demised Premises forms a part or all of the buildings which then comprise the Fashion Center is or are damaged (whether or not the Demised Premises is damaged) to an extent of ten (10°l0) percent or more of the then replacement value thereof; (iii) if any or all of said buildings or the common areas are damaged (whether or not the Demised Premises are damaged) to such an extent that the Fashion Center cannot in the sole judgment of Landlord be optimally operated as an integral unit, or if Landlord is unable to obtain all desired governmental approvals relating thereto; (iv) if any portion of the Demised Premises shall be damaged within three (3) years prior to the expiration date of the Lease; or (v) any department store or other major tenant (as determined by Landlord) terminates its lease as a consequence of any fire or other casualty, then within one hundred eighty (180) days of any such occurrence, Landlord may either terminate this lease or elect to repair or restore said damage or destruction in which latter event, Landlord shall repair and/or rebuild the same as provided in Section 8.1. If such damage or destruction occurs and this lease is not so terminated by Landlord, this lease shall remain in full force and effect and the parties waive the provisions of any law to the contrary. The Landlord's obligation under this Section shall in no event exceed the scope of the work to be done by the Landlord in the original construction of said building and the Demised Premises. In the event Landlord exercises any of the foregoing options to terminate, the portion of the proceeds of the insurance provided in Section 6.3 which is allocable to equipment, fixtures and other items, which, by the terms of the Lease, rightfully belong to the Landlord upon the expiration or termination of this Lease shall be paid by the insurance company or companies directly to Landlord, and shall belong to, and be the sole property of, Landlord. ARTICLE IX - REMEDIES SECTION 9.1 Bankruptcy. (a) Tenant agrees that the continued operation of business in the Demised Premises in the manner and upon the terms set forth in this lease are of a special importance to the commercial viability of the Fashion Center and, accordingly, agrees that in the event this lease is not cancelled and terminated as set forth in subparagraph (b) below following the occurrence of any of the contingencies therein described, then Tenant, and the trustee in bankruptcy or other representative of Tenant, or, in the event of an assignment, Tenant's assignee, shall, prior to the assumption of this lease by such representative or trustee or assignee, comply with all of the provisions of Section 10.9 hereof and, in addition, provide adequate assurance to Landlord: (i) of the source of consideration payable under this lease; (ii) that assumption or assignment of this lease will not breach substantially any provision in any other lease, financing agreement, or master agreement relating to the Fashion Center; (iii) of the continued use of the Demised Premises in accordance with the Permitted Use only, Tenant hereby acknowledging that only in the operation of such business for the Permitted Use may Landlord be adequately assured that assumption or assignment of this lease will not disrupt substantially the tenant mix or balance in the Fashion Center; (iv) that the operation of the business in the Demised Premises shall continue to be of the high standard compatible with Landlord's other tenants in the Fashion Center; (v) that the design and furnishing of the Demised Premises shall continue to be acceptable to Landlord in accordance with the terms hereof; and (vi) 0f such other matters as Landlord may reasonably require at the time of such assumption or assignment. Tenant (and/or its trustee in bankruptcy or other representative) agrees that it shall assume or reject this Lease no later than sixty (60) days from the date of the filing of any petition, as set forth in TENANT -9 LANDLORD Master January, 2008 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 11 U.S.C. §365; and it will not request or permit any extension of any periods to assume or reject this Lease as may otherwise be provided or permitted by law. In the event this Lease is rejected, or in the event this Lease is deemed to be a mortgage, then, Landlord shall be entitled thereupon, and Tenant (and/or its trustee in bankruptcy or other representative) hereby irrevocably consents, to full and complete relief from any automatic stay (imposed by 11 U.S.C. §362 or otherwise), on or against the exercise of the rights and remedies otherwise available to Landlord including, but not limited to, termination, eviction, enforcement of its rights pursuant to this Lease, and any other remedy as permitted at law or in equity. Tenant (and/or its trustee in bankruptcy or other representative) hereby irrevocably agrees that it shall not object to and hereby waives its right to object to any such relief. Any unexpired cure periods shall be deemed to have been terminated in the event of the filing of a proceeding under Title 11 of the Federal Bankruptcy Code, and Tenant (and/or its trustee in bankruptcy or other representative) waives any right to extend the times set forth in 1 I U.S.C. § 108, and the right to enforce any unexpired cure periods. Tenant agrees that the furnishing of assurances in accordance with the foregoing or as may be directed by a court of competent jurisdiction shall not be deemed to waive any of the covenants or obligations of Tenant set forth in this lease. In the event that any person assuming this lease or taking the same by assignment shall desire to make alterations to the Demised Premises, Landlord may further require adequate assurance, by lien and completion bond, cash deposit or such other means as Landlord may approve, of the source of payment for the estimated cost of any work to be performed in connection therewith, and Landlord may require the delivery prior to the commencement thereof of waivers of lien from all contractors, subcontractors, laborers or material suppliers engaged to perform such alterations or to supply materials therefor. Notwithstanding the foregoing, such alterations shall be subject in all respects to the rights and obligations of Landlord and Tenant relating to such alterations, including without limitation, those set forth in Article IV hereof. (b) If at any time after the Date of Lease (whether prior to the commencement of or during the term of this lease) (i) any proceedings in bankruptcy, insolvency or reorganization shall be instituted against Tenant pursuant to any Federal or State law now or hereafter enacted, or any receiver or trustee shall be appointed for all or any portion of Tenant's business or property, or any execution or attachment shall issue against Tenant or any of Tenant's business or property or against the leasehold estate created hereby, and any of such proceedings, process or appointment shall not be discharged and dismissed within thirty (30) days from the date of such filing, appointment or issuance; or (ii) Tenant shall be adjudged a bankrupt or insolvent, or Tenant shall make an assignment for the benefit of creditors, or Tenant shall file a voluntary petition in bankruptcy or petitions for (or enters into) an arrangement for reorganization, composition or any other arrangement with Tenant's creditors under any Federal or State law now or hereafter enacted, or this lease or the estate of Tenant herein shall pass to or devolve upon, by operation of law or otherwise, anyone other than Tenant (except as herein provided), the occurrence of any one of such contingencies shall be deemed to constitute and shall be construed as a repudiation by Tenant of Tenant's obligations hereunder and shall cause this lease ipso facto to be cancelled and terminated effective as soon as Permitted by then applicable law without thereby releasing Tenant; and upon such termination Landlord shall have the immediate right to re-enter the Demised Premises and to remove all persons and property therefrom and this lease shall not be treated as an asset of Tenant's estate and neither Tenant nor anyone claiming by, through or under Tenant by virtue of any law or any order of any court shall be entitled to the possession of the Demised Premises or to remain in the possession thereof. Upon the termination of this lease, as aforesaid, Landlord shall be entitled to exercise such rights and remedies to recover from Tenant as damages such amounts as are specified in this Article IX, unless any statute or rule of law governing the proceedings in which such damages are to be proved shall lawfully limit the amount of such claims capable of being so proved, in which case Landlord shall be entitled to recover, as and for liquidated damages, the maximum amount which may be allowed under any such statute or rule of taw. As used in this Section 9.1, the term "Tenant" shall be deemed to include Tenant, Tenant's trustee in any bankruptcy proceeding, Tenant as debtor -in -possession, as the case may be, and their successors and assigns. It is understood and agreed that this Lease is a lease of real property in a shopping center as such lease is described in Section 365 of the Bankruptcy Code. SECTION 9.2 Default by Tenant. If (i) this lease or any portion of Tenant's interest hereunder be assigned or the Demised Premises or any portion thereof be sublet, either voluntarily, involuntarily or by operation of law, except as herein provided, or (ii) Tenant shall fail to take possession of the Demised Premises at the delivery of possession date, or Tenant shall fail to open for business, in the manner required hereunder, as soon as required to do so hereunder, or Tenant vacates or abandons the Demised Premises, or in the event of the sale or removal of a substantial portion of Tenant's property located in the Demised Premises in a manner which is outside the ordinary course of Tenant's business, or (iii) Tenant shall fail to keep, observe or perform any of the covenants, agreements, stipulations and conditions herein not•otherwise specifically addressed, to be kept, observed or performed by Tenant for more than five (5) days after written notice shall have been delivered to Tenant specifying the nature of such failure, or (iv) if Tenant shall fail to cure, immediately after notice from Landlord, any hazardous condition which Tenant has created or suffered in violation of law or this Lease, then and in any one or more of such events (an "Event of Default"), or an occurrence elsewhere in this Lease defined as an Event of Default occurs, Landlord may seek any and all remedies provided or permitted hereunder and by applicable law, and Landlord, at its sole option, may declare this lease forfeited and the term thereof ended. Notwithstanding anything contained in this lease to the contrary, (a) Tenant shall not be afforded an opportunity to cure an Event of Default arising out of Subpart (v) above, and (b) the "grace" periods set forth in this Section 9.2 shall not excuse, delay or otherwise affect Tenant's obligation to promptly commence to cure an Event of Default or any event which, with the passage of time, the giving of notice or both, could ripen into an Event of Default, and (c) if Tenant shall default in the -performance of any other covenants of this lease more than four (4) times, in the aggregate, in any period of twelve (12) months, then, notwithstanding that such defaults referenced in this subpart (c) shall have been cured within the period after notice as above provided, any further similar default shall be deemed to be deliberate and an Event of Default, and Landlord thereafter may exercise any and all rights and remedies as provided in Section 9.3 below without affording to Tenant an opportunity to cure such further default. SECTION 9.3 Re-entry by Landlord Should an Event of Default occur under this Lease, Landlord, at any time and from time to time may pursue any one, more or all of the following: (i) Landlord, in addition to other rights or remedies it may have, shall have the right, by written notice to Tenant, to declare this Lease terminated and the term ended, in which event, this Lease and the term hereof shall expire, cease and terminate with the same force and effect as though the date set forth in the notice of termination were the date originally set forth herein and fixed for the expiration of the term, and Tenant shall vacate and surrender the Demised Premises in accordance with the provisions of Section 10.2, but shall remain liable for all obligations accruing prior to the date of termination; and/or (ii) Landlord shall have the right, without terminating this Lease, to recover possession from Tenant, and/or Landlord may, in any such event, without notice, re-enter the Demised Premises and dispossess Tenant and the legal representatives of Tenant and/or other occupant(s) of the Premises, by summary proceedings or otherwise, and remove their effects, and Tenant shall have no further claim or right hereunder. To the extent permitted by law, Tenant waives notice of re-entry or institution of legal proceedings to that end and any right of redemption, re-entry or repossession. No re-entry or commencement of any action for ie-entry shall be construed as an election to terminate this Lease nor shall the same absolve or release Tenant from any of its obligations for the remainder of the Term. In the event of re-entry, Landlord may remove all persons and property from the Demised Premises and such property may be removed and stored in a public or private TENANT -t0 LANDLORD Master January, 2008 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 warehouse or elsewhere at the sole cost, expense and risk of Tenant, without notice to Tenant or any party and without resort to legal process and without Landlord being deemed guilty of trespass or becoming liable for any loss or damage which may be occasioned thereby. In addition, and to the extent permitted by law, in the event of re-entry by Landlord, Landlord may, but shall not be required to, padlock or otherwise secure the entrances to the Demised Premises without prior notice or resort to legal process and without being deemed guilty of trespass or becoming liable for any loss or damage; all costs and expenses incurred by Landlord in securing the entrances to the Demised Premises shall be borne by Tenant and shall be payable to Landlord on ten (10) days' written notice; and any such padlocking or securing of the Demised Premises shall not constitute or be deemed as an election on Landlord's part to terminate this Lease unless a written notice of such intention shall be given to Tenant or unless the termination of this Lease is decreed by a court of competent jurisdiction and final resort. In the event Tenant shall not remove its property from the Demised Premises within ten (10) days after Tenant has vacated the Premises, then all such property shall be deemed abandoned by Tenant and Landlord may dispose of same without liability to Tenant. Wherever in this lease, the Landlord has reserved or is granted the right of "re-entry" into the Demised Premises the use of such word is not intended, nor shall it be construed, to be limited to its technical legal meaning. (iii) If Landlord re-enters, or takes possession pursuant to legal proceedings or otherwise, or if Tenant shall abandon, vacate or surrender the Demised Premises before the expiration of the term, Landlord may from time to time, without terminating this Lease, make such alterations and repairs as Landlord, in its sole discretion, deems appropriate to relet the Demised Premises, and relet the Demised Premises or any part thereof for such term or terms and for such rent and upon such other terms and conditions as Landlord may deem appropriate in its sole discretion. Upon each such reletting, all rentals and other sums received by Landlord from such reletting shall be applied, fast, to the payment of any indebtedness due hereunder from Tenant to Landlord; second, to the payment of any costs and expenses of such reletting, including allowances, brokerage fees and attorneys' fees and the costs of any alterations and repairs; and the residue, if any, shall be paid to Landlord. Tenant shall have no right to, and shall receive no credit for any such residue. Notwithstanding any such reletting without termination, Landlord may at any time elect to terminate this Lease for such previous breach. (iv) In addition to any other remedies it may have, Landlord may recover from Tenant all damages it may incur by reason of Tenant's breach, including the cost of recovering the Premises, Landlord's attorneys' fees, and the fair rental value of the Demised Premises during any time that Tenant is in violation of this Lease. The failure or refusal of Landlord to relet the Premises shall not affect Tenant's liability. (v) Any damage sustained by Landlord may be recovered by Landlord, at Landlord's option, at the time of the reletting or termination, in a single action or in separate actions, from time to time, as said loss of rents or damages shall accrue, or in a single proceeding deferred by Landlord or with jurisdiction reserved by the court, until the expiration of the term (in which event Tenant hereby agrees that, at Landlord's option, the cause of action shall not be deemed to have accrued until the date of expiration of said term). (vi) Nothing contained herein shall prevent the enforcement of any claim Landlord may have against Tenant for anticipatory breach of the unexpired term. In the event of an anticipatory breach by Tenant of any of the covenants or provisions hereof or in the event of Tenant's default, Landlord shall have the right of injunction and the right to invoke any remedy allowed at law or in equity as if re-entry, summary proceedings and other remedies were not provided herein. Provision in this lease for any particular remedy shall not preclude Landlord from any other remedy, in law or in equity. Tenant hereby expressly waives for itself and all persons claiming by or through Tenant, any and all rights of redemption or for restoration of the operation of this Lease, which are granted by or under any present or future law, in the event of Tenant being evicted or dispossessed, or in the event of Landlord obtaining possession of the Demised Premises by reason of the violation by Tenant of any of the covenants and conditions of this Lease. During the continuance of any failure of performance or any default by Tenant in the performance of any term, covenant or condition of this Lease, Tenant shall not be entitled to exercise any rights or options, or to receive any funds or proceeds being held under or pursuant to this lease, notwithstanding any contrary provisions contained herein. If Tenant shall default hereunder prior to the date fixed as the commencement of any renewal or extension of this Lease, whether by a renewal option herein contained or by separate agreement, Landlord may cancel such option or agreement for renewal or extension of this Lease, upon two (2) days' written notice to Tenant. SECTION 9.4 Landlord's Performance of Tenant's Covenants. In the event upon written demand by Landlord, Tenant fails, neglects, or refuses to perform within the required time periods, any covenant, agreement or condition required hereunder, Landlord may (but without obligation) perform such covenant, condition or agreement, and any money expended thereon shall be charged to the account of Tenant, payable forthwith, on demand, together with interest thereon at the maximum rate permitted by law, and the failure of Tenant to repay Landlord for any money so paid out and expended shall additionally constitute an Event of Default. Landlord's cure or attempt to cure any act or failure constituting the default by Tenant shall not result in a waiver or release of Tenant. Tenant agrees to pay Landlord interest, in accordance with Section 10.11 hereof, on all sums expended by Landlord pursuant to this Section 9.4 from the date of such expenditure, and Tenant agrees to pay the costs incurred by Landlord pursuant to this Section 9.4, plus an administrative charge of twenty-five (25%) percent of such costs, to Landlord upon demand. SECTION 9.5 Rights Cumulative. All rights and remedies of Landlord herein enumerated shall be cumulative and none shall exclude any other right or remedy allowed by law, and said rights and remedies may be exercised and enforced concurrently and whenever and as often as occasion therefor, arises. SECTION 9.6 Attorneys' Fees. If on account of any failure by either party to perform, or any violation or default in the performance of any obligation to pay any charges or sums due hereunder or any other term, provision, agreement, covenant, stipulation, obligation or condition hereof, either party shall employ an attorney or attorneys to enforce any of its rights or remedies hereunder, or to defend it in any controversy or litigation between the parties hereto, including all pre-trial matters (whether suit be filed or not) and all appeals, then in any such event, any amount incurred by the aggrieved party as attorneys' fees, and for costs and expenses in connection therewith, shall be paid on demand by the offending party, unless the said aggrieved party is not the prevailing party in any such proceeding. SECTION 9.7 Landlord's Lien. Except as otherwise required by law, Landlord shall have a valid and subsisting lien for the payment of all charges and other sums to be paid by Tenant and reserved hereunder (including all costs and expenses including attorneys' fees, incurred by Landlord in recovering possession of the Demised Premises and the reletting thereof as provided under this Article IX) upon Tenant's wares, equipment, signs, fixtures, furniture and other personal property situated in the Demised Premises, and such property shall not be removed therefrom without the prior written consent of Landlord. Tenant agrees to execute, acknowledge and deliver to Landlord such financing statements and other instruments as Landlord may request in order to effectuate the foregoing sentence within ten (10) days after Landlord's request therefor. Tenant empowers Landlord as Tenant's attorney -in -fact, coupled with an interest, irrevocably and with full Powers of substitution and revocation to execute and file, to the extent permitted by law from time to time in effect during the term of this lease, any financing II- TENANT L Master January, 2008 I statement, any amendment thereto or any continuation statement which Landlord may deem necessary to perfect, protect or 2 enforce the foregoing provisions. Upon the occurrence of an Event of Default by Tenant, Landlord may, in addition to any 3 other remedies provided herein or by law, enter upon the Demised Premises and take possession of any and all wares, 4 equipment, signs, fixtures, furniture and other personal property of Tenant situated in the Demised Premises without liability 5 for trespass or conversion, and sell the same with or without notice at public or private sale, with or without having such 6 property at the sale, at which Landlord or its assigns may purchase, and apply the proceeds thereof less any and all expenses 7 connected with the taking of possession and the sale of the property as a credit against any sums due from Tenant to 8 Landlord. Any surplus shall be paid to Tenant, and Tenant agrees to pay any deficiency forthwith, after demand. Landlord, 9 at its option may foreclose said lien in the manner provided by law. The lien herein granted to Landlord shall be in addition 10 to any landlord's lien that may now or at any time hereafter be provided by law. 11 12 SECTION 9.8 Miscellaneous. 13 14 Tenant hereby irrevocably consents and submits to the jurisdiction of any federal, state, county or municipal court 15 sitting in the State of Florida in respect to any action or proceeding brought therein by Landlord against Tenant concerning 16 any matters arising out of or in any way relating to this lease or other landlord/tenant relationship between the parties. 17 Tenant hereby irrevocably consents to the service upon it of process in any such action or proceeding by the mailing of such 18 process to Tenant at the Demised Premises or at such other address as Tenant may specify in a writing sent to Landlord by 19 certified or registered mail, return receipt requested, and hereby agrees that such service shall be deemed sufficient. Tenant 20 agrees that any final judgment rendered against it in any such action or proceeding shall be conclusive and may be enforced 21 in other jurisdictions by suit on the judgment or in any other manner provided bylaw. Tenant further agrees that any action 22 or proceeding by Tenant against Landlord in respect to any matters arising out of or in any way relating to this lease or other 23 landlord/tenant relationship between the parties shall be brought only in the State of Florida, County of Miami -Dade, and that 24 venue and/or jurisdiction shall lie therein. 25 26 SECTION 9.9 Waiver of Jury Trial and Counterclaim. 27 28 THE PARTIES HEREBY WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM 29 BROUGHT BY EITHER PARTY AGAINST THE OTHER ON ANY MATTER WHATSOEV ER ARISING OUT OF OR 30 IN ANY WAY CONNECTED WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT CREATED 31 HEREBY, TENANT'S USE OR OCCUPANCY OF THE DEMISED PREMISES, AND/OR ANY CLAIM FOR INJURY 32 OR DAMAGE. IN THE EVENT LANDLORD COMMENCES ANY ACTION OR PROCEEDING FOR 33 NON-PAYMENT OF CHARGES DUE HEREUNDER, TENANT AGREES NOT TO INTERPOSE ANY NON- 34 COMPULSORY COUNTERCLAIM OF ANY NATURE OR DESCRIPTION IN ANY SUCH ACTION OR 35 PROCEEDING. THE FOREGOING, HOWEVER, SHALL NOT BE CONSTRUED AS A WAIVER OF TENANT'S 36 RIGHT TO ASSERT SUCH CLAIM IN A SEPARATE ACTION OR PROCEEDING INSTITUTED BY TENANT. 37 38 39 ARTICLE X - MISCELLANEOUS 40 41 SECTION 10.1 Subordination. 42 43 Tenant agrees that this Lease and the estate of Tenant hereunder are, and shall be at all times, subject and 44 subordinate to any underlying lease, mortgage, deed of trust or any other hypothecation or security which has been or which 45 hereafter may be placed upon or against the Demised Premises or the land or building of which they are a part (in any case, a 46 "Mortgage", and all renewals, replacements and extensions thereof, and to all covenants, restrictions, easements and 47 encumbrances now or hereafter affecting the fee, including without limitation, any operating and easement agreement. Any 48 such Mortgage shall, for the full amount of principal at any time advanced thereon or secured thereby, with interest, be prior 49 and paramount to this Lease and to the rights of Tenant hereunder and all persons claiming through or under Tenant, or 50 otherwise, in the Demised Premises. Such subordination is hereby effective and self -operative without any further action by 51 Tenant. Notwithstanding the foregoing, Tenant agrees to execute and deliver to Landlord within ten (10) days of request by 52 Landlord any documents in addition to this Lease which may be required to effectuate such subordination or to acknowledge 53 the provisions and effect hereof. In the event Tenant fails to timely and strictly comply with the provisions of this Section 54 10.1, Landlord, at Landlord's sole option, may treat the same as an Event of Default, and notwithstanding anything contained 55 in this Lease to the contrary, Tenant shall have no opportunity to cure such default. 56 57 SECTION 10.2 Surrender. 58 59 On the expiration or sooner termination of this lease, Tenant shall without demand peaceably and quietly surrender 60 the Demised Premises in good order, condition and repair, reasonable wear and tear excepted. All alterations, additions, 61 improvements and fixtures, including without limitation, air conditioning systems, plumbing systems, ceiling, lighting 62 fixtures and the storefront (but not including shelves and other unattached movable trade fixtures installed at Tenant's 63 expense) which may be made or installed by either Landlord or Tenant upon the Demised Premises, and all hard surface 64 bonded or adhesively affixed flooring shall become the property of Landlord and shall remain upon and be surrendered with 65 the Demised Premises as a part thereof, without disturbance, molestation or injury at the expiration or sooner termination of 66 the term of this lease, all without compensation or credit to Tenant; provided, however, if prior to said expiration or 67 termination, or within fifteen (15) days thereafter, Landlord so directs by written notice to Tenant, Tenant shall promptly 68 remove the additions, improvements, fixtures and installations which were placed in the Demised Premises by Tenant and 69 which are designated in said notice, and repair any damage occasioned by such removal, and in default thereof, Landlord 70 may effect said removals and repairs and Tenant will pay to Landlord, on demand, the cost thereof, together with an 71 administrative fee equal to twenty-five (25%) percent thereof. If the Demised Premises shall not be surrendered upon the 72 expiration or sooner termination of the term, Tenant shall indemnify Landlord against loss or liability resulting from delay by 73 Tenant in so surrendering the Demised Premises, including without limitation, any claims made by any succeeding tenant 74 arising out of such delay. Tenant's obligation to indemnify Landlord shall survive the expiration or sooner termination 75 hereof. In addition, each and every provision of this Lease intended to survive the expiration or sooner termination thereof 76 shall survive. Tenant acknowledges and agrees that it shall be and remain liable for any and all obligations, claims, demands 77 and liabilities accruing under the Lease prior to the expiration or sooner termination hereof, whether or not such obligations, 78 claims, demands and/or liabilities are direct or indirect, determined or undetermined, contingent or otherwise, as of the 79 expiration or sooner termination hereof. Tenant shall also surrender all keys for the Demised Premises to Landlord at the 80 place then fixed for payment of any sums due hereunder and shall inform Landlord of the combinations of any locks, safes 81 and vaults, if any, in the Demised Premises. 82 83 SECTION 10.3 HoldingOver. 84 85 If Tenant shall be in possession of the Demised Premises after the expiration or sooner termination of this lease, in 86 the absence of any written agreement extending the term hereof, the tenancy under this lease shall become, at Landlord's 87 option, a tenancy at sufferance or from month to month, at a monthly rental equal to the greater of (i) the monies which may 88 have been received from a successor tenant; and (ii) the sum of $1,000.00 per day for each and every day Tenant shall delay 89 in properly and fully surrendering the Demised Premises. Such month -to -month tenancy shall also be subject to all other 90 conditions, provisions and obligations of this lease. Tenant shall not interpose any counterclaim or counterclaims in a 91 summary proceeding or other action based on such holding over. TENANT -12 LANDLORD Master January, 2008 1 2 SECTION 10.4 Sale or Transfer of Propert Attornment. 3 4 Tenant agrees that in the event of a sale, transfer or assignment of Landlord's interest in the Fashion Center or any 5 part thereof, including the Demised Premises, whether or not such sale, transfer or assignment additionally affects properties 6 other than the Fashion Center, or in the event any proceedings are brought for the foreclosure of or for the exercise of any 7 power of sale under any mortgage, deed of trust or ground lease made by Landlord covering the Fashion Center, including 8 the Demised Premises, whether or not such sale, transfer or assignment additionally affects properties other than the Fashion 9 Center, to attorn to and to recognize such transferee, purchaser, or mortgagee as the Landlord under this Lease. Such 10 attornment is hereby effective and self -operative without any further action by Tenant. Notwithstanding the foregoing, Tenant 11 agrees to execute and deliver to Landlord within ten (10) days of request by Landlord any documents in addition to this 12 Lease which may be required to effectuate such attornment or to acknowledge the provisions and effect hereof. 13 14 SECTION 10.5 Excavations. - 15 16 In case any excavation shall be made for building or improvements or for any other purpose upon the land adjacent 17 to or near the Demised Premises, Tenant will afford without charge to Landlord, or the person or persons, firms or 18 corporations causing or making such excavation, license to enter upon the Demised Premises for the purpose of doing such 19 work as Landlord or such person or persons, firms or corporation shall deem to be necessary to preserve the walls or 20 structures of the building from injury, and to protect the building by proper securing of foundations. Tenant hereby waives 21 all claims for inconvenience, disturbance, discomfort or interruption of business or other damages against Landlord therefor 22 and without in any manner affecting Tenant's obligations under this lease, nor shall the same constitute a constructive or 23 actual eviction. 24 25 SECTION 10.6 Construction. 26 27 Nothing contained herein shall be deemed or construed by the parties hereto nor by any third party, as creating the 28 relationship of principal and agent or of partnership or of joint venture between the parties hereto, it being understood and 29 agreed that no provision contained herein, nor any acts of the parties herein, shall be deemed to create any relationship 30 between the parties hereto other than the relationship of landlord and tenant. Whenever herein the singular number is used, 31 the same shall include the plural, and the neuter gender shall include the masculine gender and the feminine gender, and vice 32 versa. There shall be no thud party beneficiaries arising out of this Agreement. It is the intent of the parties hereto that all 33 questions with respect to the construction of the lease and the rights and the liabilities of the parties hereto shall be 34 determined in accordance with the internal laws of the State of Florida. The captions, section numbers, article numbers and 35 index appearing in this lease are inserted only as a matter of convenience and in no way define, limit, construe or describe the 36 scope or intent of such section or article of this Lease nor in any way affect this lease. Landlord may act under this lease by 37 its attorney or agent. Wherever a requirement is imposed on Tenant hereunder, Tenant shall be required to perform such 38 requirement at its sole cost and expense unless it is specifically otherwise provided herein. Unless the context otherwise 39 requires, the word "person" shall include corporation, firm or association. Whenever the word "including" is used herein, it 40 shall be deemed to mean "including, but not limited to". No course of prior dealings between the parties or their officers, 41 employees, agents or affiliates shall be relevant or admissible to supplement, explain or vary any of the terms of this Lease. 42 Acceptance of, or acquiescence in, a course of performance rendered under this or any prior agreement between the parties or 43 their affiliates shall not be relevant or admissible to determine the meaning of any of the terms of this Lease. The obligations 44 of Tenant hereunder shall be separate and independent covenants and agreements, and the obligations of Tenant thereunder 45 shall continue unaffected, unless the requirement to pay or perform the same shall have been terminated pursuant to an 46 express provision of this Lease. Each provision of this Lease to be performed by Tenant shall be deemed both a covenant 47 and condition in favor of Landlord. Although the printed provisions of this Lease were drawn by Landlord, the parties hereto 48 agree that this circumstance alone shall not create any presumption, canon of construction or implication favoring the. 49 position of either Landlord or Tenant. The parties agree that any deletion of language from this Lease prior to its mutual 50 execution by Landlord and Tenant shall not be construed to have any particular meaning or to raise any presumption, canon 51 of construction or implication, including without limitation, any implication that the parties intended thereby to state the 52 converse, obverse or opposite of the deleted language; nor shall this Lease be construed against Landlord. 53 54 SECTION 10.7 Access to Demised Premises. 55 56 Landlord and its authorized representatives shall have the right to enter upon the Demised Premises during all 57 regular business hours (and in emergencies at all times) for the purpose of inspecting the same, and for making repairs, 58 additions or alterations to the Demised Premises or any property owned or controlled by Landlord, taking measurements and 59 for any other lawful purpose. Landlord reserves the right to place, maintain and repair all utility equipment in, upon, above 60 or under the Demised Premises. If Landlord deems any repairs required to be made by Tenant necessary or appropriate, it 61 may demand in writing that Tenant make the same forthwith, and if Tenant refuses or neglects to commence such repairs and 62 complete the same with expedient dispatch, Landlord may make or cause such repairs to be made and shall not be 63 responsible to Tenant for any loss or damage that may accrue to its business by reason thereof, and if Landlord makes or 64 causes such repairs to be made, Tenant agrees that it will forthwith, on demand, pay to Landlord the cost thereof, together 65 with an administrative fee equal to twenty-five (25%) percent thereof. However, nothing herein shall be deemed to impose 66 any duty upon Landlord to do any such work which, under any provisions of this lease, Tenant shall be required to perform, 67 and the performance thereof by Landlord shall not constitute a waiver of Tenant's default in failing to perform the same. 68 Landlord shall not be liable for any inconvenience, disturbance, discomfort or interruption of business or other damage to 69 Tenant by reason of the performance by Landlord of any work in, upon, above or under the Demised Premises or for bringing 70 materials, tools and equipment in, through or above the Demised Premises during the course thereof, and the obligations of 71 Tenant under this lease shall not thereby be affected in any manner whatsoever, nor shall the same constitute a constructive 72 or actual eviction. If Tenant or Tenant's employees shall not be personally present to permit an entry into the Demised 73 Premises when for any reason an entry therein shall be permissible, Landlord may enter the same by the use of force or 74 otherwise without rendering Landlord liable therefor and without in any manner affecting Tenant's obligations under this 75 lease. For a period commencing twelve (12) months prior to the expiration of this lease, Landlord may have access to the 76 Demised Premises for the purpose of exhibiting the same to prospective tenants, purchasers, mortgagees, and any other 77 person or entity. 78 79 SECTION 10.8 Waiver of Liability. 80 81 Anything contained in this lease to the contrary notwithstanding, Tenant agrees that Tenant shall look solely to the 82 estate and property of Landlord in the land and buildings comprising the Fashion Center of which the Demised Premises 83 forms a art for the collection of any judgment (or other judicial process) requiring the payment of money by Landlord in the 84 event of any default or breach by Landlord with respect to any of the terms and provisions of this lease to be observed and/or 85 performed by Landlord, subject, however, to the prior rights of any ground or underlying lessors or the holder of any 86 mortgage covering the Fashion Center, and no other assets of Landlord shall be subject to levy, execution or other judicial 87 process for the satisfaction of Tenant's claim. In the event Landlord conveys or transfers its interest in the Fashion Center or 88 in this lease, except as collateral security for a loan, upon such conveyance or transfer Landlord (and in the case of any 89 subsequent conveyances or transfers, the then grantor or transferor) shall be entirely released and relieved from all liability 90 with respect to the performance of any covenants and obligations on the part of the Landlord to be performed hereunder from 91 and after the date of such conveyance or transfer, provided that any amounts then due and payable to Tenant by Landlord (or TENANT -13- LANDLORD Master January, 2008 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 by the then grantor or transferor) for Tenant under any provisions of this lease shall either be paid or performed by Landlord (or by the then grantor or transferor) or such payment or performance assumed by the grantee or transferee; it being intended hereby that the covenants and obligations on the part of Landlord to be performed hereunder, subject as aforesaid, shall be binding on Landlord, its successors and assigns only during and in respect of their respective periods of ownership of an interest in the Fashion Center or in this lease. If Landlord hereafter becomes a corporation, there shall be absolutely no personal liability on the part of any present or future stockholder, or any officer or director of such corporation or any subsidiary, affiliate, joint venturer, or partner of such corporation, or any of their successors or assigns with respect to any obligation hereunder or in connection herewith. This provision shall not be deemed, construed or interpreted to be or constitute an agreement, express or implied, between Landlord and Tenant that Landlord's interest hereunder and in the Fashion Center shall be, subject to impressment of an equitable lien or otherwise. Tenant shall accept performance of any of Landlord's obligations hereunder by any mortgagee of Landlord. If Tenant claims or asserts that Landlord has violated or failed to perform a covenant of Landlord not to unreasonably withhold or delay Landlord's consent or approval, Tenant's sole remedy shall bean action for specific performance, declaratory judgment or injunction and in no event shall Tenant be entitled to any money damages for a breach of such covenant and in no event shall Tenant claim or assert any claim for any money damages in any action or by way of setoff, defense or counterclaim, and Tenant hereby specifically waives the right to any money damages or other remedies in such event. SECTION 10.9 Assignment and Sublettine. The parties acknowledge that this lease represents a wholly unique transaction whereby the primary consideration in favor of Landlord is the presence of Tenant's municipal use in the Fashion Center as a police station. For that reason, (i) this Lease does not require Tenant's payment of rent at the fair rental value of the Demised Premises, and (ii) this Lease absolutely cannot be assigned to any party other than the governmental authority having jurisdiction over the Fashion Center, nor may the Demised Premises be utilized for any use other than an official police use. Accordingly, Tenant shall not (voluntarily, involuntarily or by operation of law) sell, assign, transfer, mortgage, ppledge, or sublease all or part of the Demised Premises, or permit the use of all or any portion of the Demised Premises by a 1'icensee or concessionaire, or contract for the management by another party, or in any other manner dispose of or encumber this lease or any estate or interest therein, or permit others to use the Demised Premises, or any portion thereof (collectively, "Transfer") without first having obtained the written consent of Landlord, which consent may be unreasonably withheld. Tenant hereby acknowledges that the foregoing provisions of this Section 10.9 constitute a freely negotiated restraint on alienation. SECTION 10.10 Payments Required of Tenant. Any payments required to be made to Landlord by Tenant shall be due and payable, without any setoffs or deductions whatsoever, on demand. Tenant at all times shall be responsible for and shall pay, before delinquency, all taxes assessed by any lawful taxing authority against any personal property of any kind owned, installed or used by Tenant in or about the Demised Premises. In addition to, and together with the payment of rents, additional rent and other charges hereunder, Tenant shall pay to Landlord any and all sales taxes required by the State of Florida to be collected by the Landlord in connection with any rent, additional rents, other charges and any consideration for occupancy. SECTION 10.11 Interest on Delinouent Payments All amounts payable by Tenant to Landlord, shall bear, unless otherwise set forth, interest at the rate of eighteen (18%) percent per annum from the date due until paid; provided the same shall not exceed the maximum rate permitted by law. SECTION 10.12 Place of Pavment. All payments of charges due and payable to Landlord shall be paid to Landlord at its office in the Fashion Center, or at such other place as may be designated by Landlord in writing. SECTION 10.13 Entire Aereement. This lease, including the Exhibits, Riders and/or Addenda, if any, attached hereto, sets forth the entire agreement between the parties. All prior conversations or writings between the parties hereto and/or their representatives are merged herein and extinguished. Tenant acknowledges that it has not relied on any estimates, representations or statements of opinion or fact by Landlord or its agents or employees in entering into this lease other than as may be expressly provided herein. This lease shall not be modified except by a writing subscribed to by all parties, nor may this lease be cancelled by Tenant or the Demised Premises surrendered except with the prior written consent of Landlord, unless otherwise specifically provided herein. In the event Landlord (a) agrees to any modification, addendum or other change to this lease, or (b) engages its attorneys to deliver a notice to Tenant for any alleged Lease violation by Tenant, Tenant shall pay to Landlord Landlord's administrative and attorneys' fees in connection with the negotiation, preparation and/or processing of same, in an amount not less than FIVE HUNDRED ($500.00) DOLLARS. The submission by Landlord to Tenant of this lease in draft form shall be deemed submitted solely for Tenant's consideration and not for acceptance and execution. Such submission shall have no binding force or effect, shall not constitute an option for the leasing of the Demised Premises, nor confer any rights or impose any obligations upon either party. The submission by Landlord of this lease for execution by Tenant and the actual execution and delivery thereof by Tenant to Landlord shall similarly have no binding force and effect on Landlord unless and until Landlord shall have executed this lease and a duplicate original thereof shall have been delivered to Tenant. No course of Prior dealings between the parties or their officers, 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. If any provision contained in any Rider or Addenda hereto is inconsistent with any printed provisions of this Lease, the provisions contained in such Rider or Addenda shall supersede such printed provision. Tenant hereby acknowledges that: (i) This lease contains no restrictive covenants or exclusives in favor of Tenant; and (ii) this lease shall not be deemed or interpreted to contain, by implication or otherwise, any warranty, representation or agreement on the part of Landlord that any department or other store or regional or national chain store or any other merchant shall open or remain open for business or occupy or continue to occupy any premises in or adjoining the Fashion Center during the term of this lease or any part thereof and Tenant hereby expressly waives all claims with respect thereto and acknowledges that Tenant is not relying on any such warranty, representation or agreement by Landlord either as a matter of inducement in entering into this lease or as a condition of this lease or as a covenant by Landlord, unless such warranty, representation or agreement is expressly herein set forth. Should Tenant at any time claim rights under any restrictive covenant, exclusive or covenant of key tenants or of continued occupancy, if herein expressly set forth, Tenant hereby expressly waives any such claim with respect to department stores, regional or national chain stores whose leases do not contain a use clause or who may use their premises (or may assign their leases or sublet their premises) for any lawful purposes, or any other tenants of the Fashion Center with whom leases have been entered into prior to the Date of Lease. This lease may be executed in multiple counterparts, each of which shall be deemed an original, and all of such counterparts shall together constitute one and the same instrument. Wherever in this lease a party is entitled to receive its attorneys' fees, the term "attorneys' fees" shall be deemed to include such party's attorneys' fees and costs incurred in all appellate levels and in any post -judgment proceedings. Time is of the essence with respect to each and every obligation of Tenant herein. Except as may be provided in Section 10.18 hereof (and then only upon request of Landlord), Tenant shall not record this lease or TENANT 14' LANDLORD Master January, 2008 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 any memorandum thereof without the prior written consent of Landlord. Tenant, at Tenant's expense, shall complete, execute and deliver to Landlord a Notice of Commencement, in form complying with all applicable provisions of Chapter 713, Florida Statutes and as prescribed by Landlord, for recordation by Landlord (and not by Tenant). Tenant will treat the monetary and operating provisions of this Lease as confidential and will not divulge same to any party other than as necessary for the purposes of complying with this Lease. Tenant agrees not to furnish copies of all or any part of this Lease to a party other than as described in the preceding sentence. Tenant acknowledges that any trademarks and service marks of "Bal Harbour Shops" are the sole property of Landlord, and that Tenant has no and shall have no rights to the same. Tenant shall not be entitled to use, disclose or publish any of the same without the prior written consent of Landlord, which may be unreasonably withheld. SECTION 10.14 Notices. Any notice required or permitted under this lease shall be deemed sufficiently given or served if and when personally delivered or dispatched by registered or certified mail or by Federal Express or other nationally recognized overnight air courier that provides evidence of receipt to Tenant at the address set forth in Preamble Section (c) and to Landlord at the address set forth in Preamble Section (b), and either party may by like written notice at any time designate a different address to which notices shall subsequently be sent. Each of the parties waives personal service or any other service of notices required hereby other than as provided for in this Section. Without limiting the foregoing or any provision of this Lease, the delivery of a summons and/or complaint filed or which could be filed in a judicial proceeding, either in accordance with the provisions hereof or in accordance with lawful service of process, shall constitute the proper "notice". Notices shall be effective upon dispatch. SECTION 10.15 Provisions Binding. Subject to applicable restrictions contained herein, all covenants, conditions and provisions of this lease shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, legal representatives, successors and permitted assigns. Each provision of this lease to be performed by Tenant shall be construed to be both a covenant and a condition, and if there shall be more than one Tenant, they shall all be bound, jointly and severally, by the provisions of this lease. Any restriction on or requirement imposed upon Tenant hereunder shall be deemed to extend to Tenant's sublessees, Tenant's assignees and Tenant's invitees, jointly and severally, and it shall be Tenant's obligation to cause the foregoing persons to comply with such restrictions or requirements. No rights, however, shall inure to the benefit of any assignee or other transferee of Tenant, and no rights or benefits shall be conferred upon any such assignee or transferee by reason of this Section 10.15, except if and as permitted under Section 10.9. SECTION 10.16 Severability If any provision of this lease or the application thereof to any person or circumstance shall to any extent be held invalid, then the remainder of this lease or the application of such provision to persons or circumstances other than those as to which it is held invalid shall not be affected thereby, and each provision of this lease shall be valid and enforced to the fullest extent permitted by law. SECTION 10.17 Waiver. The failure of Landlord to insist upon the strict performance of any provisions of this lease, or failure of Landlord to exercise any right, option or remedy hereby reserved shall not be construed as a waiver for the future of any such provision, right, option or remedy or as a waiver of a subsequent breach thereof. The consent or approval by Landlord of any act by Tenant requiring Landlord's consent or approval shall not be construed to waive or render unnecessary the requirement for Landlord's consent or approval of any subsequent similar act by Tenant. No provision of this lease shall be deemed to have been waived unless such waiver shall be in writing signed by Landlord. No payment by Tenant or receipt by Landlord of a lesser amount than the charges hereby reserved shall be deemed to be other than on account of the earliest charges then unpaid, nor shall any endorsement or statement on any check or any letter accompanying any check or payment by Tenant be deemed an accord and satisfaction and Landlord may accept such check or payment without prejudice to Landlord's right to recover the balance of such charges due and Landlord may pursue any other remedy in this lease provided, and no waiver by Landlord in favor of any other tenant or occupant of the Fashion Center shall constitute a waiver in favor of the Tenant herein. Landlord shall not be deemed to have waived any provision hereof unless such waiver shall be express, in writing, and signed by Landlord, and then, such waiver shall only apply strictly in accordance with the terms of such writing. No waiver by Landlord in respect to any party liable hereunder or in respect to any other tenant in the Fashion Center shall constitute a waiver in favor of Tenant. A bill or statement setting forth the amount of any payments due Landlord shall be deemed binding and conclusive as against Tenant if Tenant fails to object thereto in writing within thirty (30) days after delivery thereof. SECTION 10.18 Liens. Notwithstanding any other provisions of this lease, Landlord and Tenant expressly acknowledge and agree that the interest of Landlord in and to the Fashion Center, or any part thereof (including without limitation, the Demised Premises) shall not be subject to liens for any work, labor, services performed or materials supplied, or claimed to have been performed or supplied, or any other lien cognizable under Chapter 713 for its successor], Florida Statutes (collectively herein "Liens"), by Tenant, or Tenant's contractors, subcontractors (including sub -subcontractors), laborers and material suppliers supplying labor and/or material for the Demised Premises (collectively herein, "Contractors"). Upon the execution of this lease, Tenant acknowledges that Landlord, at Landlord's sole option, may then or thereafter record among the Public Records of Miami -Dade County, Florida the lease or short form thereof (to which Tenant shall join in the execution, at Landlord's request), or such other memorandum in form and substance satisfactory to Landlord, in Landlord's sole discretion, setting forth the contents of this Section 10.18 or any other matter for the purpose of insulating the interest of Landlord from any and all such Contractor's Liens, without mitigating or otherwise affecting any other provisions of this lease. Tenant hereby acknowledges that Landlord shall further be permitted to do or perform any act necessary or appropriate, in Landlord's sole discretion, to prevent the filing of any Lien against the Fashion Center or any part thereof. In addition to the foregoing and not in lieu thereof, Tenant shall do all things necessary to prevent the filing of any Liens against the Demised Premises or any other portion of the Fashion Center or the interest of Landlord or the interest of any mortgagees or holders of any deed of trust covering the Fashion Center or any ground or underlying lessors therein, if any, by reasons of any work, labor, services, or materials performed or supplied or claimed to have been performed or supplied to Tenant, or anyone holding the Demised Premises, or any part thereof, by, through or under Tenant. If any such Lien shall at any time be filed, Tenant shall cause the same to be vacated and cancelled of record within twenty (20) days after the date of the filing thereof or, if Tenant in good faith determines that such Lien should be contested, Tenant shall furnish such security, by surety bond or otherwise as may be necessary or be prescribed by law to release the same as a lien against the real property or any interest therein, and to prevent any foreclosure of such Lien during the pendency of such contest. If any such Lien shall be filed notwithstanding the provisions of this Section 10.18, then, Tenant shall be obligated to pay to Landlord, upon demand, as an administrative fee and not as a penalty, the sum of One Thousand ($1,000.00) Dollars per lien, and, in addition to any other right or remedy of Landlord resulting from Tenant's said default, Landlord may, but shall not be obligated to, vacate or release the same either by paying the amount claimed to be due or by procuring TENANT -15- LANDLORD Master January, 2008 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 the release of such Lien by giving security or in such other manner as may be prescribed by law. Tenant shall repay to Landlord, on demand, all sums disbursed or deposited.by Landlord pursuant to the foregoing provisions of this Section 10.18, including Landlord's costs and expenses and attorneys' fees incurred in connection therewith. However, nothing contained herein shall imply any consent or agreement on the part of Landlord or mortgagees or holder of deeds of trust or any ground or underlying lessors, if any, of the Fashion Center to subject their respective estates or interests to liability under any mechanics' or other lien law, whether or not the performance or the furnishing of such work, labor, services, or materials to Tenant or anyone holding the Demised Premises, or any part thereof, by, through or under Tenant, shall have been consented to by Landlord and/or any of such parties. Notwithstanding any obligations on the part of Tenant to perform construction, no such construction, for purposes of construction liens, shall be considered the pith of this lease. SECTION 10.19 Brokerage Commission. Tenant warrants and represents that it has not dealt with any broker or agent relative to this lease, and that no broker or agent is entitled to any commission, finder's fee or other remuneration arising out of this Lease. Tenant agrees to protect, defend, indemnify and hold Landlord harmless from and against any and all claims for finder's fees, brokerage or other commissions or other sums arising by reason of a breach by Tenant of the foregoing representation and warranty, or by reason of any party claiming by, through or under Tenant. SECTION 10.20 Force Majeure. Landlord shall be excused for the period or periods of delay in the opening of the Fashion Center, or any portion thereof, or in the performance of any of Landlord's obligations hereunder when delayed, hindered or prevented from so doing by any cause or causes beyond Landlord's control, which shall include, without limitation, all labor disputes, riots, civil commotion or insurrection, war or war -like operations, invasion, rebellion, military or usurped power, sabotage, governmental restrictions, regulations or controls (including delays attributable to the actions or requirements of federal, state and local environmental protection agencies respecting water pollution and/or air pollution, storm drainage, sanitary sewer disposal, energy shortages and/or like matters), inability to obtain any materials, services or financing, fire or other casualties, acts of God or other matters constituting impossibility of performance under Florida law. If as a result of any such events, Landlord shall be unable to exercise any right or option within any time limit provided therefor in this Lease, such time limit shall be deemed extended for a period equal to the duration of such event. SECTION 10.21 Attorney -in -Fact. In the event Tenant shall fail or refuse to execute and deliver to Landlord the documents that may be required hereunder within ten (10) days after Landlord's written request therefor, Tenant hereby irrevocably (and coupled with an interest) appoints Landlord as attorney -in -fact for Tenant with full powers of substitution and revocation and full power and authority to execute and deliver such instruments for and in the name of Tenant, and/or Landlord may treat such failure on the part of Tenant as an Event of Default. SECTION 10.22 Quiet Enioyment. Landlord covenants and agrees with Tenant that upon Tenant's observing and performing all the terms, covenants and conditions on Tenant's part to be performed and observed, Tenant may peaceably and quietly enjoy the Demised Premises subject, nevertheless, to the terms and conditions of this Lease, and all zoning, restrictions, conditions, limitations, easements and encumbrances now or hereafter affecting the Fashion Center. SECTION 10.23 Relocation. (a) Landlord shall have the right, at its sole option at any time and from time to time, to require Tenant to relocate to another space in the Fashion Center, if available. Landlord shall serve upon Tenant a written notice of relocation (the "Relocation Notice") specifying the space designated by Landlord, if available, to which Tenant may relocate (the "Relocation Premises") and the date on which such relocation is to take place, such date to be at least thirty (30) days from the date of the Relocation Notice. Tenant shall then so relocate to the Relocation Premises; provided however, if, in the reasonable opinion of Tenant, the Relocated Premises are unsuitable for the operation of Tenant's business in accordance with the Permitted Use, Tenant shall have the right at its sole option and as its sole remedy, to terminate this Lease, effective as of the date which is thirty (30) days after Landlord's receipt of such notice. If Tenant fails to notify Landlord, in v,Titing, within thirty (30) days from the date of the Relocation Notice that Tenant shall accept the Relocation Premises, it shall be conclusively deemed that Tenant shall have elected to terminate this Lease, effective as of the date which is forty-five (45) days after the Relocation Notice. (b) If Tenant relocates to the Relocation Premises, Tenant shall cause all construction in the Relocation Premises to be completed and open for business within thirty (30) days following delivery of the Relocation Premises to Tenant. However, in the event of a relocation of the Demised Premises made at Landlord's request pursuant to the provisions of this Section, Landlord shall pay Tenant, provided Tenant is not in default, the unamortized "hard costs" of Tenant's initial Tenant's Work (calculated on a straight line basis over the initial seven (7) year term), if and as evidenced by invoices submitted to Landlord and approved by Landlord within ninety (90) days after the initial opening of the Demised Premises for business. SECTION 10.24 Hazardous Waste. Tenant shall not use or allow the Demised Premises to be used for the Release, storage, use, treatment, disposal or other handling of any Hazardous Substance, without the prior written consent of Landlord, which may be unreasonably withheld. The term "Release" shall have the same meaning as is ascribed to it in the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S C. §9601 et seg., as amended ("CERCLA"). The term "Hazardous Substance" means (i) any substance defined as a "hazardous substance" under CERCLA, (ii) petroleum, petroleum products, natural gas liquids, liquefied natural gas, and synthetic gas, and (iii) any other substance or material deemed to be hazardous, dangerous, toxic, or a pollutant under any federal, state or local law, code, ordinance or regulation. Tenant shall: (a) give prior notice to Landlord of any activity or operation to be conducted by Tenant at the Demised Premises which involves the Release, use, handling, generation, treatment, storage, or disposal of any Hazardous Substance ("Tenant's Hazardous Substance Activity"), (b) comply with all, federal, state, and local laws, codes, ordinances, regulations, permits and licensing conditions governing the Release, discharge, emission, or disposal of any Hazardous Substance and prescribing methods for or other limitations on storing, handling, or otherwise managing Hazardous Substances, (c) at its own expense, promptly contain and remediate any Release of Hazardous Substances arising from or related to Tenant's Hazardous Substance Activity in the Premises, the Fashion Center, or the environment and remediate and pay for any resultant damage to property, persons, and/or the environment, (d) give prompt notice to Landlord, and all appropriate regulatory authorities, of any Release of any Hazardous Substance in the Premises, the Fashion Center, or the environment arising from or related to Tenant's Hazardous Substance Activity, which Release is not made pursuant to and in conformance with the terms of any permit or license duly issued by appropriate governmental authorities, any such notice to include a description of measures taken or proposed to be taken by Tenant to contain and remediate the Release and any TENANT -16- LANDLORD Master January, 2008 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 65 67 68 69 70 71 72 73 74 75 76 77 78 79 so 81 a2 83 84 85 resultant damage to property, persons, or the environment, (e) at Landlord's request, which shall not be more frequent than once per calendar year, retain an independent engineer or other qualified consultant or expert acceptable to Landlord, to conduct, at Tenant's expense, an environmental audit of the Demised Premises and immediate surrounding areas, and the scope of work to be performed by such engineer, consultant, or expert shall be approved in advance by Landlord, and all of the engineer's, consultant's, or expert's work product shall be made available to Landlord, (f) at Landlord's request from time to time, execute affidavits, representations and the like concerning Tenant's best knowledge and belief, after due inquiry, regarding thep resence of Hazardous Substances in the Demised Premises, (g) reimburse to Landlord, upon demand, the cost of any testing for the purpose of ascertaining if there has been any Release of Hazardous Substances in the Deinised Premises, and (h) upon expiration or termination of this Lease, surrender the Demised Premises to Landlord free from the presence and contamination of any Hazardous Substance. SECTION 10,25 Mort aga- eProtection. (a) In the event at any time and from time to time the lender for the Fashion Center requires modifications to this lease, then, provided such modifications do not materially alter the Landlord approved plans and specifications and do not substantially impair Tenant's rights hereunder, Landlord shall submit to Tenant a written amendment with such required modifications, and Tenant shall execute and deliver such amendment to Landlord within ten (10) days following Landlord's delivery thereof to Tenant, and if Tenant fails to execute and return the same within ten (10) days after the amendment has been submitted, then Landlord, at its option, may execute the same on behalf of Tenant in accordance with the provisions of Section 10.21 hereof and/or treat the same as an Event of Default. (b) Tenant agrees to simultaneously give any mortgagee or trustee of a trust deed or deed of trust (in any case, defined herein as a "Mortgagee") of the Fashion Center, by registered or certified mail, a copy of any notice of default served upon Landlord by Tenant, provided that prior to such notice Tenant has been notified in writing (by way of service on Tenant of a copy of an assignment of rents and leases, or otherwise) of the address of such Mortgagee. Tenant further agrees that if Landlord shall have failed to cure such default within thirty (30) days after such notice to Landlord (or if such default cannot be cured or corrected within that time, then such additional time as may be necessary if Landlord has commenced within such thirty (30) days and is diligently pursuing the remedies or steps necessary to cure or correct such default), then the Mortgagee shall have an additional thirty (30) days within which to cure or correct such default (or if such default cannot be cured or corrected within that time, then such additional time as may be necessary if such Mortgagee has commenced within such thirty (30) days and is diligently pursuing the remedies or steps necessary to cure or correct such default, including without limitation, commencement of foreclosure proceedings if necessary to effect such a cure). Until the time allowed as aforesaid for the Mortgagee to cure such default has expired without cure, Tenant shall have no right to, and shall not, terminate this Lease on account of Landlord's default. SECTION 10.26 Radon. The following language is included in this Lease pursuant to Fla. Stat. §404.056 (6): "RADON GAS: 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 health department." SECTION 10.27 Anti -Terrorism. Tenant certifies that:(i) it is not acting, directly or indirectly, for or on behalf of any person, group, entity, or nation named by any Executive Order or the United States Treasury Department as a terrorist, "Specially Designated National and Blocked Person," or other banned or blocked person, entity, nation, or transaction pursuant to any law, order, rule, or regulation that is enforced or administered by the Office of Foreign Assets Control; and (ii) it is not engaged in this transaction, directly or indirectly on behalf of, or instigating or facilitating this transaction, directly or indirectly on behalf of, any such person, group, entity, or nation. Tenant hereby agrees to protect, defend, indemnify, and hold harmless Landlord from and against any and all claims,.damages, losses, risks, liabilities, and expenses (including attorneys' fees and costs through all levels of proceedings) arising from or related to any breach of the foregoing certification. IN WITNESS WHEREOF, the parties hereto have hereunto set their hands and seals as of the Date of Lease. WITNESSES: LANDLORD: BAL HARBOUR SHOPS, LLLP, a Florida limited liability limited partnership By: _ as General Partner TENANT: BAL HARBOUR VILLAGE, a municipality By: . as TENANT -17- LANDLORD Master January, 2008 FOR LANDLORD: STATE OF FLORIDA ) ) SS: COUNTY OF MIAMI-DADE ) The foregoing instrument- was acknowledged before me this day of _ 2008, by as GENERAL PARTNER, of BAL HARBOUR SHOPS, LLLP, a FPorida limited liability limited partnership, who is personally known to me, on behalf of the partnership. (SEAL) MY COMMISSION EXPIRES: SERIAL NO. FOR TENANT: STATE OF ) SS: COUNTY OF ) NOTARY PUBLIC, STATE OF FLORIDA NOTARY PRINTED SIGNATURE The foregoing instrument was acknowledged before me this day of , 2008, by as of BAL HARBOUR VILLAGE, a municipality, who is personally known to me or who has produced as identification, on behalf of the corporation. (SEAL) NOTARY PUBLIC, STATE OF MY COMMISSION EXPIRES: SERIAL NO. NOTARY PRINTED SIGNATURE TENANT -18- LANDLORD Master January, 2008 This instrument prepared by: Bat Harbour Shops 9700 Collins Avenue Bat Harbour, Florida 33154 16 NOTICE OF LEASE PROVISIONS 17 18 BAL HARBOUR SHOPS 20 This Notice made this _ day of 2008, by and between BAL HARBOUR SHOPS, LLLP, a Florida limited 21 liability limited partnership, hereinafter referred to as "Landlord", and BAL HARBOUR VILLAGE, a municipality, hereinafter referred to as 22 "Tenant". 23 24 Landlord and Tenant entered into a lease on the day of 2008, for premises in the Bal Harbour Shops 25 ("Fashion Center"), Bat Harbour, Florida, briefly described as Space #280. The Fashion Center is legally described as follows: 26 27 All of the BUSINESS SECTION OF BAL HARBOUR, according to the plat thereof, as recorded in Plat Book 60, at Page 28 39, among the Public Records of Miami -Dade County, Florida, except for Area Nos. 3 and 4 thereof. 29 30 The parties hereto are desirous of informing the public that the Landlord shall not be liable for any costs for work done and/or 31 materials supplied to the above described premises, that only the Tenant shall be liable for any such costs, liens or claims for work done and/or 32 materials supplied to the above described premises, and that any such liens or claims against the Tenant's interest in the above described 33 premises shall not be liens or claims against the Landlord's interest in the above described premises or against the Fashion Center. 34 35 The following provision is a part of said lease: 36 37 Notwithstanding any other provisions of this lease, Landlord and Tenant expressly acknowledge and agree that the interest 38 of Landlord in and to the Fashion Center, or. any part thereof (including without limitation, the Demised Premises) shall 39 not be subject to liens for any work, labor, services performed or materials supplied, or claimed to have been performed or 40 supplied, or any other lien cognizable under Chapter 713 for its successor), Florida Statutes (collectively herein "Liens"), 41 by Tenant, or Tenant's contractors, subcontractors (including sub -subcontractors), laborers and material suppliers 42 supplying labor and/or material for the Demised Premises (collectively herein, "Contractors"). Upon the execution of this 43 lease, Tenant acknowledges that Landlord, at Landlord's sole option, may then or thereafter record among the Public 44 Records of Miami -Dade County, Florida the lease or short form thereof (to which Tenant shall join in the execution, at 45 Landlord's request), or such other memorandum in form and substance satisfactory to Landlord, in Landlord's sole 46 discretion, setting forth the contents of this Section 10.18 or any other matter for the purpose of insulating the interest of 47 Landlord from any and all such Contractor's Liens, without mitigating or otherwise affecting any other provisions of this 48 lease. Tenant hereby acknowledges that Landlord shall further be permitted to do or perform any act necessary or 49 appropriate, in Landlord's sole discretion, to prevent the filing of any Lien against the Fashion Center or any part thereof. 50 51 In addition to the foregoing and not in lieu thereof, Tenant shall do all things necessary to prevent the filing of any Liens 52 against the Demised Premises or any other portion of the Fashion Center or the interest of Landlord or the interest of any 53 mortgagees or holders of any deed of trust covering the Fashion Center or any ground or underlying lessors therein, if any, 54 by reasons of any work, labor, services, or materials performed or supplied or claimed to have been performed or supplied 55 to Tenant, or anyone holding the Demised Premises, or any part thereof, by, through or under Tenant. If any such Lien 56 shall at any time be filed, Tenant shall cause the same to be vacated and cancelled of record within twenty (20) days after 57 the date of the filing thereof or, if Tenant in good faith determines that such Lien should be contested, Tenant shall fumish 58 such security, by surety bond or otherwise as may be necessary or be prescribed by law to release the same as a lien against 59 the real property or any interest therein, and to prevent any foreclosure of such Lien during the pendency of such contest. 60 If any such Lien shall be filed notwithstanding the provisions of this Section 10.18, then, Tenant shall be obligated to pay 61 to Landlord, upon demand, as an administrative fee and not as a penalty, the sum of Five Hundred ($500.00) Dollars per 62 lien, and, in addition to any other right or remedy of Landlord resulting from Tenant's said default, Landlord may, but shall 63 not be obligated to, vacate or release the same either by paying the amount claimed to be due or by procuring the release of 64 such Lien by giving security or in such other manner as may be prescribed by law. Tenant shall repay to Landlord, on 65 demand, all sums disbursed or deposited by Landlord pursuant to the foregoing provisions of this Section 10.18, including 66 Landlord's costs and expenses and attorneys' fees incurred in connection therewith. However, nothing contained herein 67 shall imply any consent or agreement on the part of Landlord or mortgagees or holder of deeds of trust or any ground or 68 underlying lessors, if any, of the Fashion Center to subject their respective estates or interests to liability under any 69 mechanics' or other lien law, whether or not the performance or the furnishing of such work, labor, services, or materials to 70 Tenant or anyone holding the Demised Premises, or any part thereof, by, through or under Tenant, shall have been 71 consented to by Landlord and/or any of such parties. Notwithstanding any obligations on the part of Tenant to perform 72 construction, no such construction, for purposes of construction liens, shall be considered the pith of this lease. 73 Master January, 2009 TENANT LANDLORD 1 2 IN WITNESS WHEREOF, -the parties have executed this Notice of Lease Provisions at Miami, Florida, the day and year 3 first written above. 4 5 Signed, sealed and delivered LANDLORD: 6 in the presence of: 7 BAL HARBOUR SHOPS, LLLP, 8 a Florida limited liability limited partnership 9 10 11 12 By: 13 General Partner 14 15 (As to Landlord) 16 17 18 TENANT: 19 20 BAL HARBOUR VILLAGE, a municipality 21 22 23 By: 24 as 25 26 (As to Tenant) 27 ATTEST: 28 As Secretary 29 30 FOR LANDLORD: 31 32 STATE OF FLORIDA ) 33 ) SS. 34 COUNTY OF MIAMI-DADE ) 35 36 The foregoing instrument was acknowledged before me this day of 2008, by 37 as GENERAL PARTNER, of BAL HARBOUR SHOPS, LLLP, a Florida 38 limited liability limited partnership, who is personally known to me. 39 40 41 (SEAL) 42 NOTARY PUBLIC, STATE OF FLORIDA AT LARGE 43 MY COMMISSION EXPIRES:. 44 45 SERIAL NO. NOTARY PRINTED SIGNATURE 46 47 48 49 FOR TENANT: 50 51 STATE OF ) 52 ) SS. 53 COUNTY OF ) 54 55 The foregoing instrument was acknowledged before me this day of 2008, by 56 , as of BAL HARBOUR VILLAGE, a 57 municipality, who is personally known to me or who has produced as identification. 58 59 60 (SEAL) 61 NOTARY PUBLIC, STATE OF 62 MY COMMISSION EXPIRES: 63 64 SERIAL NO. 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H H � b o w �.l 0 M cC w 'b o 'J w w N b an 'b N 3 � o a 6i � 3 0 3 aoi o a � � o w 4- U ° H ao � �ocz a d C� °U 3n Fa ••�NM It t/'1 �O I�00 fTO N--in -----NNNNN NN N N N MM cmMMMMMMoM0M�; dN' � � 77d'�d' W)v"1 kn Wn 6n kn'n vl'n tn\O �C �,O BLDG' , ■ • B' . BLDG ■ w • • ■ 224 226 f 228 230 � 232 234 236 238 Lqu gel . BLDG ■ DEMISED PREMISES STORE UNIT NO. APPROXIMATELY SQUARE FEET OF GROSS LEASABLE AREA TENANT LANDLORD 200 202 204 208 210 272 216 218 1 t 140 1 242 246 1 2521 258 InaFiF i • . • . • . . • • . ■ ti7y 4 201 2a3 205 207 211 213 2t5 217 257 259 267 263 263 265 269 --i . 219 223 225 227 r2l .257 ■ 5 255 ■ t�2 • 229 241 �' ' L ` 235 23B v w O BLDG BLDG 1. This exhibit is diagrammatic and is intended only for the purpose of indicating the location of the Demised Premises in the Shopping Center. It does not purport to show the exact or final location of columns, division walls or other required architectural, structural, mechanical or electrical elements. Landlord reserves the right to eliminate or add and to make changes in the size or location of UPPER LEVEL MALL such elements as may be required or as Landlord may deem appropriate from time to time. LEASING PLAN - BAL HARBOUR SHOPS Z Dimensions indicated for the Demised Premises are measured to the center line of interior and party walls, or malt lease lines. 200 100 30 a 3. Mall kiosks are indicated for general location size only. Landlord reserves the right to add, delete, relocate, and change the size of any or all kiosks. 4. References to tenants hereon are not and shall not be deemed representations of existing or future tenancies. JANUARY 2007 00 Pa o fl N m 0 .0 c� a 0 .n M CIS M a v cd •O > y<w G CO U N `n U OG O b �' .� �.. y W ti. c,; 0 T 'O C r•" .0 � >T - — '+' C bn C T O G bn .d 'O U ,L p .!. 4. cd O O C >' N u U vi v, (3. O L U "� • O. "."' 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