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Full title: Adversary case 21-03016. Complaint by University Mall Soho Owner, LLC, University Mall Portwood, LLC, University Mall TIC Owner, LLC against Movie Grill Concepts XXIV, LLC. Fee Amount $350 (Attachments: # 1 Adversary Proceeding Cover Sheet). Nature(s) of suit: 21 (Validity, priority or extent of lien or other interest in property). 72 (Injunctive relief - other). (Taube, Eric)

Document posted on Mar 24, 2021 in the bankruptcy, 136 pages and 0 tables.

Bankrupt11 Summary (Automatically Generated)

Tenant's obligation to perform the provisions of this ARTICLE 13 shall survive the Expiration Date or the earlier termination of this Lease,ARTICLE 14 - Liens Landlord’s interest in the Leased Premises or the Shopping Center shall not be subject to mechanics’, materialmens’, laborers' or construction liens of any nature during the term of this Lease arising out of any work performed by or on behalf of Tenant, Tenant shall not suffer or permit any mechanics’ or other liens to be fded against the Leased Premises nor against Tenant’s leasehold interest therein by reason of work, labor, services, or materials supplied or claimed to have been supplied to, or at the request of, Tenant, and nothing in this Lease shall be deemed or construed in any way as constituting the consent or request of Landlord, express or implied, to any contractor, subcontractor, laborer, or materialman for the performance of any labor or the furnishing of any materials for any specific improvement, alteration, or repair of the Leased Premises, nor as giving Tenant any right, power, or authority to contract for or permit the rendering of any services, or the furnishing of any materials that would give rise to the filing of any mechanics’ liens or other hens against the Leased Premises or the Shopping Center.Leasehold Mortgagee may46288274v9 26 University Mall, Tampa - Studio Movie Grill enforce ils rights under the Leasehold Mortgage and acquire title to Tenant's leasehold estate in any lawful way, and pending foreclosure of such Leasehold Mortgage, may take possession of and rent the Leased Premises upon the terms and conditions of this Lease after accepting assignment of Tenant’s obligations under the Lease and curing any Tenant defauit(s) then existing under the Lease, and upon foreclosure or conveyance in lieu of foreclosure thereof may, subject to written consent of Landlord on the terms and conditions for consent to assignment set forth in the foregoing Section 21(a), sell and assign Tenant's leasehold estate by assignment in which the assignee shall expressly assume and agree to observe and perform all the covenants, duties and obligations of Tenant herein contained, and which assignee shall meet or exceed the criteria set forth in Section 21(a)(i) of this Lease.In the event the condemning authority awards one lump sum to Landlord for any taking, Tenant shall be entitled to a reasonable and equitable portion of such sum for Tenant Improvements, Tenant’s Alterations, Tenant’s loss of leasehold and goodwill, disruption of business, and removal and relocation of Tenant’s Personal Property. Tenant shall upon request by Landlord supply Landlord with evidence satisfactory to Landlord that Tenant is fulfilling Tenant’s obligations under the Lease to maintain the heating, ventilation and air conditioning equipment within the Leased Premises, including, without limitation, providing a copy of the current HVAC servicing contract, if required by the Lease.If Tenant or Tenant’s cont

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Eric J. Taube William R. “Trip” Nix Waller Lansden Dortch & Davis, LLP 100 Congress Ave., Suite 1800 Austin, Texas 78701 (512) 685-6400 (512) 685-6417 facsimile Email: eric.taube@vvalleiiaw.com trip.nix@wallerlaw.com ATTORNEYS FOR PLAINTIFFS IN THE UNITED STATES BANKRUPTCY COURT FOR THE NORTHERN DISTRICT OF TEXAS DALLAS DIVISION ) In re: ) Chapter 11 ) STUDIO MOVIE GRILL HOLDINGS,1 ) Case No. 20-32633 -SGJ-11 ) Debtors. ) (Chapter 11) ) ) (Jointly Administered) UNIVERSITY MALL SOHO OWNER, ) LLC; UNIVERSITY MALL PORTWOOD, ) LLC AND UNIVERSITY MALL TIC ) OWNER, LLC ) Plaintiffs, ) Adv. Pro. No. 20- ___________________________________________ ) The Debtors in these chapter 11 cases The Debtors in these Chapter 11 cases, along with the last four digits of each Debtor’s federal tax identification number, include: Studio Movie Grill Holdings, LLC (6546); OHAM Holdings, LLC (0966); Movie Grill Concepts Trademark Holdings, LLC (3096); Movie Grill Concepts I, Ltd. (6645); Movie Grill Concepts III, Ltd. (2793); Movie Grill Concepts IV, Ltd. (1454); Movie Grill Concepts IX, LLC (3736); Movie Grill Concepts VI, Ltd. (6895); Movie Grill Concepts VII, LLC (2291); Movie Grill Concepts X, LLC (6906); Movie Grill Concepts XI, LLC (2837); Movie Grill Concepts XII, LLC (6040); Movie Grill Concepts XIII, LLC (5299); Movie Grill Concepts XIV, LLC (4709); Movie Grill Concepts XIX, LLC (9646); Movie Grill Concepts XL, LLC (4454); Movie Grill Concepts XLI, LLC (4624); Movie Grill Concepts XLII, LLC (2309); Movie Grill Concepts XLIII, LLC (9721); Movie Grill Concepts XLIV, LLC (8783); Movie Grill Concepts XLV, LLC (2570); Movie Grill Concepts XV, LLC (4939); Movie Grill Concepts XVI, LLC (1033); Movie Grill Concepts XVII, LLC (1733); Movie Grill Concepts XVIII, LLC (8322); Movie Grill Concepts XX, LLC (7300); Movie Grill Concepts XXI, LLC (1508); Movie Grill Concepts XXII, LLC (6748); Movie Grill Concepts XXIV, LLC (5114); Movie Grill Concepts XXIX, LLC (5857); Movie Grill Concepts XXV, LLC (4985); Movie Grill Concepts XXVI, LLC (5233); Movie Grill Concepts XXVII, LLC (4427); Movie Grill Concepts XXVIII, LLC (1554); Movie Grill Concepts XXX, LLC (1431); Movie Grill Concepts XXXI, LLC (3223); Movie Grill Concepts XXXII, LLC (0196); Movie Grill Concepts XXXIII, LLC (1505); Movie Grill Concepts XXXIV, LLC (9770); Movie Grill Concepts XXXIX, LLC (3605); Movie Grill Concepts XXXV, LLC (0571); Movie Grill Concepts XXXVI, LLC (6927); Movie Grill Concepts XXXVII, LLC (6401); Movie Grill Concepts XXXVIII, LLC (9657); Movie Grill Concepts XXIII, LLC (7893); Studio Club, LLC (3023); Studio Club IV, LLC (9440); Movie Grill Concepts XI, LLC (2837); Movie Grill Concepts XLI, LLC (4624); Movie Grill Concepts XLVI, LLC (2344); Movie Grill Concepts XLVII, LLC (5866); Movie Grill Concepts XLVIII, LLC (8601); Movie Grill Concepts XLIX, LLC (0537); Movie Grill Concepts L, LLC (5940); Movie Grill Concepts LI, LLC (7754); Movie Grill Concepts LII, LLC (8624); Movie Grill Concepts LIII, LLC (3066); Movie Grill Concepts LIV, LLC (2018); Movie Grill Concepts LV, LLC (4699); Movie Grill Partners 3, LLC (4200); Movie Grill Partners 4, LLC (1363); Movie Grill Partners 6, LLC (3334); and MGC Management I, LLC (3224).

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V. ) MOVIE GRILL CONCEPTS XXIV, LLC., ) ______ _____________ Defendant. ) COMPLAINT OF UNIVERSITY MALL SOHO OWNER, LLC, UNIVERSITY MALL PORTWOOD LLC AND UNIVERSITY MALL TIC OWNER, LLCE FOR DECLARATORY AND FOR TEMPORARY RESTRAINING ORDER AND PRELIMINARY INJUNCTION AGAINST MOVIE GRILL CONCEPTS XXIV. LLC. University Mall Soho Owner, LLC, University Mall Portwood, LLC and University Mall TIC Owner, LLC (“Plaintiffs”), files this complaint for (a) declaratory relief that the certain property consisting of kitchen equipment, a bar, movie theater seats, movie screens, speakers and other property more fully described below and affixed to real estate or incorporated in to the use of the real estate (the “Fixtures”) located at the Studio Movie location University Mall in Tampa, Florida (the “Premises”) are property of Plaintiffs; (b) a temporary restraining order and preliminary injunction prohibiting Movie Grill Concepts XXIV, LLC (“Defendant” or “Debtor”), and/or any person or entity acting through or on behalf of the Debtor from selling, removing or otherwise disposing of the Fixtures; and (c) granting the Plaintiffs such other relief as the Court deems just and proper. In support of this complaint, Plaintiff respectfully states as follows: INTRODUCTION 1. Plaintiff seeks a declaratory judgment that it is the rightful owner of the Fixtures and that the Debtor does not have the authority to sell, remove or otherwise dispose of the Fixtures from the Premises. 2. Notwithstanding Plaintiffs’ ownership rights, Defendant has notified Plaintiffs that it intends to begin the removal of the Fixtures immediately unless Plaintiffs execute a lease amendment that Plaintiffs are not prepared to do. As set forth below, the Defendant does not have authority to sell, remove or dispose of the Fixtures because (a) Plaintiff owns the Fixtures

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and (b) even if Plaintiffs are not the owner of the Fixtures, the removal of the Fixtures will cause Plaintiffs irreparable injury because Defendant does not have the ability to satisfy the damages that will result from the damage to the Premises occasioned by such removal. 3. Accordingly, Plaintiff seeks an injunction prohibiting the Defendants from removing the Fixtures or causing damage to the Premises pending trial. JURISDICTION AND VENUE 4. This adversary proceeding is initiated pursuant to Rule 7001(2), (7) and (9) of the Federal Rules of Bankruptcy Procedure. 5. This Court has jurisdiction over this adversary proceeding pursuant to 28 U.S.C. §§157 and 1334. This adversary proceeding constitutes a core proceeding pursuant to 28 U.S.C. § 157. Venue of this adversary proceeding is proper in this Court pursuant to 28 U.S.C. § 1409, as this adversary proceeding arises in or relates to the above-captioned chapter 11 cases. 6. Plaintiffs consent to the entry of final orders or judgments by this Court with respect to this complaint. THE PARTIES 7. University Mall Soho Owner, LLC is a Delaware limited liability company. Its principal place of business is c/o RD Management LLC, 810 Seventh Avenue, New York, NY 10019. University Mall Portwood, LLC is a Delaware limited liability company. Its principal place of business is c/o RD Management LLC, 810 Seventh Avenue, New York, NY 10019. University Mall TIC, LLC is a Delaware limited liability company. Its principal place of business is c/o RD Management LLC, 810 Seventh Avenue, New York, NY 10019, Plaintiffs own the Premises as tenants-in-common.

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8. Movie Grill Concepts XXIV, LLC is a debtor in the above-captioned jointly administered bankruptcy cases with a mailing address of 350 Central Expressway, Suite 400, Dallas, Texas 75206. It may be served at that address and through counsel of record, Frank Wright pursuant to Bankruptcy Rule 7004 (a)(9). BACKGROUND AND FACTS I. The Lease 9. On or about May 13, 2014, Defendant (as “Tenant”) and LSREF2 Clover Property 18, LLC (“LSREF2”) (as “Landlord”) entered in to that certain Lease Agreement, for certain real property located in the shopping center known as University Mall, located in Tampa, Florida (the “Lease”). A copy of the Lease is attached to the Complaint as Exhibit A. 10. On or about December 4, 2014, LSREF2 sold the University Mall to each of the Plaintiffs jointly as tenants in common. A true and correct copy of the Special Warranty Deed conveying the University Mall (inclusive of the Premises) to Plaintiffs is attached hereto as Exhibit B. As the purchaser of the University Mall, Plaintiffs became the successors in interest, as Landlord, to the rights under the Lease. 11. In connection with the Lease, Defendant was entitled to, and did, receive a $400,000 allowance for improvements made to the Premises. Specifically, the payment of this amount was conditioned upon Defendant providing to Landlord “... paid receipts totaling at least $400,000 for leasehold improvements to the Leased Premises such as wall, floor, and ceiling coverings, restroom improvements, permanent lighting fixtures, etc. (excluding trade fixtures) ...” See Exhibit A, Article 2(e) (emphasis added). 12. Article 12 of the Lease also provides, in part, that “Tenant shall have the right and privilege at all times during the Term to make, at its own expense, such non-structural alterations

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to the Leased Premises as Tenant may desire ... Tenant, at Tenant’s cost, shall repair any damage to the Shopping Center, including damage to the roof, caused by Tenant or Tenant’s contractors during performance of the Alterations in or on the Lease(s) Premises. All alterations, additions, improvements and Tenant’s Work except to the extent same constitute Tenant’s trade dress, branding or moveable trade fixtures shall become, upon expiration of the Term, or the earlier termination of this Lease, the property of Landlord without any payment by Landlord.” Id. at Article 12 (emphasis added). 13. Article 13 of the Lease states “[t]rade fixtures, signs, furniture, equipment, inventory, lighting fixtures kitchen/concession equipment, acoustical wall panels, projection and sound equipment, seats and satellite dish or other communications media and other personal property of Tenant, not permanently affixed to the Leased Premises, shall remain property of the Tenant. ... Tenant shall not however, during the Term, render the Leased Premises unusable for conducting the type of business specified in the Reference Provisions 1.03 by removing personal property unless Tenant immediately replaces it with personal property of comparable or better quality. Tenant, at its expense, shall immediately repair damage to the Leased Premises caused by the removal of such trade fixtures, signs and other personal property. In addition to the foregoing, upon the expiration or earlier termination of this Lease, Tenant shall ... b.) not remove any leasehold improvements, including, but not limited to, the floor, wall and ceiling coverings, and the lighting, and c.) repair all damage to the Leased Premises caused by Tenant, reasonable wear and tear excepted.” Id. at Article 13 (emphasis added). 14. Article 13 makes clear that any improvements that are permanently attached to the Premises are fixtures, which become part of the real estate owned by Plaintiffs, that Defendant is responsible for immediately replacing even those items of personal property that

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are not fixtures and that such items are Plaintiffs’ property upon the termination of the Lease, and that any damages to the real estate from the removal of any property must be satisfied by the Defendant. Plaintiffs assert that the movie seats affixed to the floor of the Premises, wall and ceiling coverings, permanent lighting, the kitchen equipment that is attached to the walls and floors of the Premises, the movie screens and sound equipment and other property that is designated on Exhibit C attached hereto, that are attached to the Premises are all fixtures that belong to Plaintiffs and cannot be removed from the Premises. By virtue of the payment of $400,000 pursuant to Article 2(e) of the Lease, such property has a cost of at least $400,000. 15. Moreover, upon information and belief, certain of the remaining Fixtures are so thoroughly integrated into the Premises or otherwise cannot be removed without damaging the Premises, that such Fixtures are property of the Plaintiffs. II. Background Related to Bankruptcy Cases 16. On October 23, 2020 (the “Petition Date”), the Debtors, including the Defendant, filed their Bankruptcy Cases. 17. Since shortly before and after the filing of the Bankruptcy Cases, Debtor has been negotiating with Plaintiffs regarding the assumption and modification of the Lease. Despite good faith negotiations, Plaintiffs and Defendant have been unable to negotiate an amendment to the Lease. In connection with such negotiations, representatives of Debtor have told Plaintiffs that unless the modification that the Debtor has proposed is accepted, Debtor will reject the Lease and will begin removing property, including the Fixtures, from the Premises immediately. Debtor/Defendant is a single asset entity and based upon its Schedules and Statement of Affairs filed in this proceeding and the existence of priority secured lien creditors asserting claims to all of Debtor’s assets, there are insufficient funds available to pay administrative expenses that would be created if the Fixtures were removed from the Premises in violation of the obligations

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under the Lease. The Debtor owns nothing that if sold, would generate receipts that are sufficient to pay secured claims and also be available for payment of administrative expenses. 18. As of the date of this Complaint, Plaintiff has not been paid February or March 2021 rent, nor has Plaintiff received any assurances that damages to the Premises caused by the removal of the Fixtures will be paid by the Debtor. While the Debtor’s current plan (the “Plan”) indicates that the administrative expenses of each Debtor will be paid, the Plan also provides that a Debtor may be removed from the Plan at the discretion of the Debtors generally, and it is both illogical and unlikely that the plan sponsor would pay administrative expenses incurred by this Debtor without any benefit when the Lease is rejected, since there is no economic benefit to be achieved by such payment. FIRST CLAIM FOR RELIEF (Declaratory Judgment that Plaintiff is the Owner of the Fixtures)19. Plaintiff repeats and re-alleges the allegations in the preceding paragraphs. 20. Article 13 of the Lease provides that specific items that are not attached to the Leased Premises, would be considered to be personal property of the Tenant/Debtor and remain such until “ ... the expiration or earlier termination of this Lease.” Id. at Article 13. To the extent that the Fixtures are attached to the real estate and/or are integrated into the use of the real estate, they are part of the real estate and are owned by Plaintiffs and cannot be removed. See Simmons v. Rave Motion Pictures Pensacola, LLC, 197 S.3d 644, 647 (Fla. 1st DCA 2016). Moreover, by stating that items not affixed will remain property of the Debtor, the Lease provides and admits that items that are attached to the Leased Premises are part of the real estate and belong to the Plaintiffs. Any attempt to remove such items would constitute at least conversion and would be

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subject to an administrative claim for the post-petition actions of the Chapter 11 Debtor. See 11 U.S.C. § 503(b). 21. The Lease additionally provides in Article 12, that “[a]ll alterations, additions and improvements and Tenant’s work, except to the extent that same constitute Tenant’s trade dress, branding or moveable trade fixtures shall become, upon the expiration of the Term of the earlier termination of this Lease, the property of Landlord without any payment by Landlord.” Exhibit A, at Article 12. 22. Plaintiffs seeks a judgment of the Court declaring that Plaintiffs own the Fixtures. SECOND CLAIM FOR RELIEF (Enjoining the Debtors from Selling or Disposing of the Fixtures)23. Plaintiff repeats and re-alleges the allegations in the preceding paragraphs. 24. Plaintiffs are the owner of the Fixtures. 25. Defendants cannot sell Plaintiffs’ property. 26. Even if the Fixtures were not Plaintiffs’ property, the Debtor cannot remove the Fixtures without replacing the items removed and repairing the damage caused by the removal of the Fixtures from the Premises. Article 13 of the Lease provides: “Tenant shall not however, during the Term, render the Leased Premises unusable for conducting the type of business specified in the Reference Provision 1.03 by removing personal property unless Tenant immediately replaces it with personal property of comparable or better quality. Tenant at its expense, shall immediately repair damage to the Leased Premises caused by the removal of such trade fixtures, signs and other personal property. In addition to the foregoing, upon the expiration or earlier termination of this Lease, Tenant shall: ... b). not remove any leasehold improvements, including, but not limited to, the floor, wall and ceiling coverings and the lighting”. Id. at Article 13 (emphasis added).

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27. Plaintiffs seek a temporary restraining order and preliminary injunction against Debtor, and those acting at its direction or in concert with it, preventing them from removing any property from the Premises pending trial on the merits of this case and a determination by this Court of which property is a fixture and belongs to the Plaintiffs under applicable Florida law and the terms of the Lease. Plaintiffs incorporate the affidavit of Pat Murphy attached hereto as Exhibit D, the Affidavit of Roger Hirschhom with attachments attached hereto as Exhibit E, and ask the Court to take judicial notice of Second Amended Joint Plan of Reorganization for Studio Movie Grill Holdings, LLC and Jointly Administered Debtors (See Dkt. No. 700) and the Schedules and Statement of Affairs filed by Debtor (See Dkt. No. 8). Plaintiffs right to a temporary restraining order and preliminary injunctive relief is clear pursuant to Bankruptcy Rule 7065 and FRCP 65 because without the intervention of the Court, Plaintiffs will incur irreparable injury for which they have no adequate remedy at law, they can demonstrate a likelihood of success on the merits and the balance of the hardships and the impact of the public interest are in favor of Plaintiffs. See Winter v. Natural Res. Def Council, Inc. 555 U.S. 7, 20 (2008). In King Louie Mining, LLC v. Comu, 2014 Bankr. LEXIS 2969 (Bankr. N.D. Tex. 2014), this Court found that the inability to actually recover monetary damages was sufficient to demonstrate irreparable injury. Moreover, to the extent that real estate is by its nature unique, damage to and removal of the Fixtures makes Plaintiffs injury from the threatened actions irreparable as a matter of law. See Opulent Life Church v. City of Holly Springs, 697 F.3d 279, 297 (5th Cir. 2012) (deprivation of interest in real property constitutes irreparable harm); see also Fla. Gas Transmission Co. LLC v. 2.876 Acres of Land, 2018 U.S. Dist. LEXIS 236715 at *10 (S.D. Tex. June 20, 2018) (“[t]he deprivation of an interest in real property constitutes irreparable harm”).

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PRAYER FOR RELIEF WHEREFORE, Plaintiffs respectfully request that this Court: (1) enter a temporary restraining order preventing Debtor and those persons and entities acting at its direction or in concert with it from removing any property from the Premises, (2) upon hearing grant a preliminary injunction prohibiting the same activities; (3) declaring Plaintiffs the owners of the Fixtures, and permanently enjoining the Defendant from selling or otherwise disposing of the Fixtures ; and (4) granting such other relief the Court deems just and proper. Respectfully submitted, Waller Lansden Dortch & Davis, LLP By Js/Eric J. Taube____________________ Eric Taube (Bar No. 19679350) William R. “Trip” Nix, III (Bar No. 24092902) 100 Congress Avenue, Suite 1800 Austin, Texas 78701 (512) 685-6400 (512) 685-6417 (FAX) Eric.taube@wal lerlaw.eom Trip.nix@wallerlaw.com ATTORNEYS FOR PLAINTIFF

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EXHIBIT A

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LEASE AGREEMENT UNIVERSITY MALL THTS LEASE is between LSREF2 CLOVER PROPERTY 18, LLC, a Delaware limited liability company (“Landlord’"), and MOVIE GRILL CONCEPTS XXIV LLC, a Texas limited liability company (“Tenant”). The date of this Lease is the jay of May, 2014 (“Commencement Date”), The Leased Premisesare located in the University Mall (“Shopping Center”) in the City of Tampa, County of Hillsborough, and State of Florida. REFERENCE PROVISIONS The following references define terms used in the specified Articles and elsewhere in this Lease and shall be construed in accordance with the provisions and conditions in this Lease: 1.01 Leased Premises: Suite #234, containing approximately 57,481 square feet of floor area, approximately 42,992 square feet is on the upper floor (the “Upper Floor Space”), and approximately 14,489 square feet is on the lower floor (the "Lower Floor Space”). [ARTICLE 1(a)] 1.02 Expiration Date: The last calendar day of the 120,h month following the Rental Commencement Date, unless extended pursuant to the terms hereof. [ARTICLE 1(b)] 1.03 Submittal date for preliminary plans: Thirty (30) days following the Commencement Date. [ARTICLE 2(d)] Submittal date for final plans and specifications: Forty-Five (45) days following the Commencement Date. [ARTICLE 2(d)] 1.04 Beginning Work Date: Fifteen (15) days following later of: (a) the date on which final plan approval is granted by Landlord; or (b) the date on which all required building permits are obtained by Tenant, provided that Tenant diligently pursues the issuance of such permits. [ARTICLE 2(e)] 1.05 Opening Date: Earlier of: (a) Ninety (90) days following the Commencement Date; or (b) the date that Tenant opens for business. [ARTICLE 3] 1.06 Minimum Rental: [ARTICLE 4] Rental Commencement Date - Month 6 $-0- per Month Month 7 - Month 36 $35,000 per month Month 37 - Month 60 $45,000 per month Month 61 - Month 120 $50,000 per month 46288274vl0 1 University Mall, Tampa- Studio Movie Grill

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Month 121 - Month 180 (“First Renewal Term”) $55,000 per monthMonth 181 - Month 240 (“Second Renewal Term”) $60,500 per monthPercentage Rental: Month 7 - Month 36 8% of Monthly Net Sales in excess of $437,500Month 37 - Month 60 8% of Monthly Net Sales in excess of $562,500Month 61 - Month 120 8% of Monthly Net Sales in excess of $625,000Month 121 - Month 180 8% of Monthly Net Sales in excess of $687,500Month 181 - Month 240 8% of Monthly Net Sales in excess of $756,2501.07 Percentage Rate: 8% [ARTICLE 4(b)] 1.08 Intentionally omitted. 1.09 Address of Landlord: [ARTICLES 4 and 30] Landlord's Notice Address LSREF2 Clover Property 18, LLC c/o Hudson Americas 2711 North Haskell Avenue, Suite 1800 Dallas, TX 75204 Attn: Legal with a copy to: CBRE 2200 E. Fowler Avenue Tampa, FL 33612 46288274v9 2 Univereity Mall, Tampa - Studio Movie Grill

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1.10 Address of Tenant: [ARTICLE 30] 8350 N. Central Expressway, Suite 400 Dallas, TX 75206 Attn: Brian Schultz e-mail: bschultz@studiomovieerill.com Phone: 972-388-7888 x 223 Fax: (214) 751-3980 With a copy to: Jim Gdula e-mail: iedula@studiomoviegrill.com Phone: (972) 388-7888 x 235 Fax: (214) 751-3980 With a copy to: Goldman Sachs Specialty Lending Group, L.P. ioO/l Cfir./w-fi<$n i)> v 141_____________ TjC __________ Athi '• S tu.Ati> AWN? OviU /tccciiui M-5i.ft.-3g 3 University Mall, Tampa - Studio Movie Grill

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1.14 Construction Allowance: $400,000.00 [ARTICLE 2] 1.15 Security Deposit: $-0- [ARTICLE 46] 1.16 Radius: 5 miles [ARTICLE 58] 1.17 loint Use Area Costs Payment: Annual payment equal to $2.50 per square foot of total floor area of the Leased Premises, which amount shall he increased by three percent (3%) per Lease Year during the Term and any Renewal Term(s), without deduction or set-off of any kind. [ARTICLE 17] 1.18 Guaranty: Tenant’s obligations hereunder shall be guaranteed by Studio Movie Grill Holdings LLC, a Texas limited liability company, pursuant to a separate written instrument, the form of which shall be attached hereto as Exhibit “F” (the “Guaranty”). Provided that Tenant has not been in default of the Lease, the Guaranty shall expire five (5) years from the Commencement Date. 1.19 Landlord’s Broker: CBRE 101 E. Kennedy Boulevard, Suite 1500; Tampa, FL 33602. Attn: David K. Conn 1.20 Tenant’s Broker: Jones Lang LaSalle Phone; 305-494-7543 e-mail: dan.moiiartv@an).ill.coin Attn: Daniel Moriarty EXHIBITS EXHIBIT A - Plan of Leased Premises EXHIBIT B - Site Plan EXHIBIT C - Sign Criteria EXHIBIT D - Description of Tenant’s Work EXHIBIT E- Omitted EXHIBIT F - Form of Guaranty Agreement EXHIBIT G - Constmction Criteria EXHIBIT H - Tenant’s approved signage plan EXHIBIT I - Memorandum of Lease EXHIBIT J - Forms of SNDA References to articles are for convenience and designate some of the other provisions where references to the particular Reference Provisions appear. If there is a conflict between a Reference Provision and the other provisions of this Lease, the former shall control. ARTICLE 1 - Leased Premises, Term and Use 46288274v9 4 University Mall, Tampa - Studio Movie Grill

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(a) Landlord leases to Tenant and Tenant takes from Landlord in consideration of the covenants and agreements in this Lease, the premises (“Leased Premises”) depicted on EXHIBIT “A” attached hereto and incorporated herein by this reference. The Leased Premises shall include corridors and passageways for the exclusive use of the Leased Premises, columns, stairs, elevators and any construction or equipment located in the Leased Premises, as well as pipes, conduits, electrical wires and drainage lines that directly and exclusively serve the Leased Premises, The Shopping Center is shown on the drawing attached and made a part of this Lease as EXHIBIT "B," and includes all buildings, land, improvements, additions, extensions and deletions which may be made from time to time. The approximate square footage of the Leased Premises is set forth in Reference Provision 1.01. The Exhibits attached hereto are for informational purposes only, and are not a warranty, representation or agreement that the Leased Premises, Shopping Center or other areas will be as shown on the Exhibits, or that other occupants if shown on the Exhibits will be in the Shopping Center. Tenant's rights are limited to the use and occupancy of the Leased Premises and the license to use the Joint Use Areas as they may exist from time to time, all subject to the terms, covenants, conditions and provisions of this Lease,(b) The term of this Lease (“Term”) shall begin on the Commencement Date and end on the Expiration Date as described in the Reference Provisions, and shall include any applicable Renewal Term if any applicable renewal option has been timely and validly exercised. (c) The Leased Premises shall be used and occupied only for the Permitted Use in the Reference Provisions, and for no other use or purpose whatsoever. (d) Tenant shall also have the non-exclusive access to and use of the receiving and loading area for the food court located on the First floor of the Shopping Center, as depicted in Exhibit “B”. (e) Tenant shall have the right, in its sole and absolute discretion, to place and operate an unstaffed ticket kiosWroachiue(s) (“Ticket Machines") located in the Joint Use Areas on the Upper Level of the Shopping Center within the space currently occupied by the box office kiosk, as further depicted on Exhibit “B”, for the sole purpose of selling theatre tickets. Tenant shall maintain the Ticket Machines in good condition. Tenant shall not redesign, renovate, move or relocate the Ticket Machines without Landlord’s written consent. Landlord shall provide the electric for the Ticket Machines at no charge to Tenant. Tenant shall pay for all other utilities for the Ticket Machines, if any, (f) Tenant acknowledges and agrees that this Lease is subject to the Operating Agreement, and Tenant agrees to comply with all applicable terms and provisions of the Operating Agreement that relate or apply to Tenant and/or the. Leased Premises. ARTICLE 2 - Original Construction (a) Landlord will not alter the Leased Premises. Landlord may make changes, reductions and additions without restriction in other areas of the Shopping Center (including all Joint Use Areas and all buildings and other improvements), whether the changes are requested by other tenants or deemed desirable by Landlord. Any provision46288274v9 5 University Mall, Tampa - Studio Movie Grill

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of this Lease to the contrary notwithstanding, Landlord shall exercise its rights under this subparagraph, and shall otherwise cause to be performed and completed any construction or other work in the Shopping Center; (i) so as not to change the size, shape, configuration, store frontage, or location of the Leased Premises; (ii) so as to minimize interference with Tenant’s business at the Leased Premises; and (iii) so as not to materially impair access to the Leased Premises or the parking deck. Landlord agrees that, subject to all applicable codes, ordinances, regulations, and laws, it shall not consent to or cause any modification of the configuration of the parking deck as of the Commencement Date without first obtaining Tenant’s consent, which consent shall not be unreasonably withheld, conditioned or delayed., (b) The Leased Premises are delivered in As-Is condition. All work on the Leased Premises shall be done by Tenant, at Tenant's expense (“Tenant's Work”), as further described in EXHIBIT “D”. The design and installation of mechanical and electrical systems shall comply with the requirements attached and made a part of this Lease as “EXHIBIT G.” All signs and electrical work for the signs shall be installed by Tenant at Tenant's expense, and shall be of such character, design, size and at such locations as Landlord may approve, which shall in all events not be unreasonably withheld, conditioned or delayed, and which shall be in accordance with Landlord’s signage criteria which is attached hereto as EXHIBIT “C”. Tenant agrees not to install any signs until they have been approved by Landlord, which shall in all events not be unreasonably withheld, conditioned or delayed. Tenant’s proposed signage design, size, and location plans, as approved by Landlord, are attached hereto as EXHIBIT “I”,(c) Approval of the plans and specifications by Landlord shall not create any responsibility by Landlord for their accuracy, sufficiency or compliance with laws or rules and regulations. Tenant shall be solely responsible for the plans and specifications. When Landlord has approved Tenant’s plans and specifications, Landlord shall return one set of approved plans to Tenant. Such approved plans shall show the date of Landlord’s approval and shall be made a part of this Lease, whether or not physically attached hereto. Tenant agrees not to begin Tenant's Work until Landlord has approved the plans and specifications, which shall in all events not be unreasonably withheld, conditioned or delayed. (d) Subject to Tenant’s receipt of all applicable building permits and governmental approvals and force majeure, Tenant shall begin Tenant's Work by the Beginning Work Date specified in the Reference Provisions, proceed with it diligently and complete it in strict accordance with the approved plans. Upon completion of Tenant's Work Tenant shall provide a certificate furnished by or otherwise satisfactory to Landlord from Tenant's contractor stating that no asbestos-containing materials or other Hazardous Materials as defined in ARTICLE 15 were used in the construction of the Leased Premises. Subject to Tenant’s receipt of all applicable building permits and governmental approvals and force majeure, Tenant shall complete the installation of fixtures, trade fixtures, improvements, equipment, stock and inventory prior to the Opening Date. (e) The Construction Allowance (2400,000.00) shall be due and payable by Landlord to Tenant when the later of the following occur: i) Tenant is open for business and is utilizing substantially all of the Upper Floor Space; ii) copies all applicable lien waivers have been provided to Landlord and all construction-related lien issues have been resolved by Tenant to Landlord’s satisfaction; iii) a certificate of occupancy has been issued by Hillsborough County; iv) Tenant provides a certification from an officer of Tenant certifying that Tenant has spent at least $3,000,000.00 for hard and soft costs in connection with renovating and refurbishing the Leased Premises (excluding the costs for digital projectors and sound systems); v) Tenant provides copies of paid receipts totaling at least $400,000.00 for leasehold improvements to the Leased Premises such as wall, floor, and ceiling coverings, restroom46288274v9 6 University Mall, Tampa - Studio Movie Grill

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improvements, permanent lighting fixtures, etc. (excluding trade fixtures); and vi) Tenant is not in default of this Lease. ARTICLE 3 - Rental Commencement Date Subject to Reference Provision 1.06, the rental payments shall begin to accrue on the earlier of the following dates (“Rental Commencement Date”): (i) ninety (90) days following the Commencement Date of this Lease; or (ii) the date on which Tenant shall open the Leased Premises for business to the public. ARTICLE 4 - Rental Tenant shall pay Landlord as rental for the use and occupancy of the Leased Premises, at the times and in the manner provided, the following sums of money per annum without deduction or set-off and without prior demand: (a) MINIMUM RENTAL: The Minimum Rental shall be payable in monthly installments in advance, upon the 1st day of each and every month, in accordance with Reference Provisions 1.06, and subject to ARTICLE 4(c) below. (b) PERCENTAGE RENTAL: In addition to Minimum Rental, Tenant shall pay Landlord “Percentage Rental”, if any, in accordance with Reference Provisions 1.06 and 1.07, and subject to ARTICLE 4(c) below, at the times and in the manner provided below. Percentage Rental, if any, shall become due and payable monthly, in arrears, on or before the fifteenth (15th) day of the month following the month during which the Net Sales exceeded the breakpoint listed in Reference Provisions 1.06. (c) PARTIAL MONTH: If, under ARTICLE 3, the initial payment of Minimum Rental, and if applicable, Percentage Rental, due for Month 7 is for a period of time less than a full calendar month, such partial month’s installment of Minimum Rental, and if applicable, Percentage Rental, shall be prorated accordingly for the period from the date in Month 7 when Minimum Rental begins to accrue through and including the last day in such calendar month. Thereafter, all subsequent installments of Minimum Rental and Percentage Rental due shall be based on a fall calendar month. By way of example, see the following possible scenario: If the full execution of this Lease (“Commencement Date”) is March 19, 2014: Rental Commencement Date: June 17, 2014 (90 days after Commencement Date) (First payment of additional rental due) Month 1 (June 17 - July 16) No Minimum or Percentage Rental due Month 2 (July 17 - August 16) No Minimum or Percentage Rental due Month 3 (August 17 - September 16) No Minimum or Percentage Rental due Month 4 (September 17 - October 16) No Minimum or Percentage Rental due Month 5 (October 17 - November 16) No Minimum or Percentage Rental due Month 6 (November 17 - December 16) No Minimum or Percentage Rental due Month 7 (December 17 - December 31) Prorated Rent due for 14 days46288274vS 7 University Mall, Tampa - Studio Movie Grill

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Month 8 (January 1 - January 31) Rent due for full calendar month(d) “Lease Year” for all purposes under this Lease shall mean a twelve (12) month period. The first Lease Year shall start on the Rental Commencement Date and end on the last calendar day of the twelfth (12th) month following the Rental Commencement Date. (e) In addition to Minimum Rental and Percentage Rental, if any, Tenant shall pay, as additional rental, all sums of money required to be paid pursuant to Article 7 (Taxes), 16 (Environmental Services), 17 (Joint Use Areas), 19 (Insurance), and all other sums of money or charges required to be paid by Tenant under this Lease (collectively referred to in this Lease as “additional rental”). Such additional rental shall be due and payable starting on the Rental Commencement Date and shall be prorated accordingly if the Rental Commencement Date is not the first day of the month. All amounts shall be paid to Landlord's address as shown in Reference Provision 1.10, If the amounts or charges are not paid at the time provided in this Lease, they shall nevertheless be collectible as additional rental with the next installment of Minimum Rental falling due, but nothing in this Lease shall be deemed to suspend or delay the payment of any amount of money or charge at the time it becomes due and payable or to limit any other remedy of Landlord. All amounts of Minimum Rental, Percentage Rent and additional rental payable in a given month (also collectively referred to in this Lease as “Rent” or “rental”) shall be deemed to be a single rental obligation, and shall survive the expiration of the Term or the earlier termination of this Lease. Any payment by Tenant or acceptance by Landlord of a lesser amount than shall be due from Tenant to Landlord at the time of such payment shall be treated as a payment on account. The acceptance by Landlord of a check for a lesser amount with an endorsement or statement thereon, or any letter accompanying such check stating that such lesser amount is payment in full shall be given no effect, and Landlord may accept such check on account without prejudice to any other rights or remedies which Landlord may have against Tenant. (f) If Minimum Rental, Percentage Rental, if any, and any other additional rental is not paid within 10 days after it is due, Tenant shall also pay Landlord, as liquidated damages, a late payment fee equal to 500.00 for each and every calendar month, or part of every calendar month that the rental remains unpaid. The fee shall not excuse Tenant from the timely payment of rental. If Landlord receives two (2) or more checks from Tenant which are returned by Tenant's bank for insufficient funds, Tenant agrees that all future checks shall be either bank certified, cashiers' or treasurers’ checks. All bank service charges resulting from bad checks shall be borne by Tenant. (g) All past due Minimum Rental, Percentage Rental, additional rental, and all other sums due Landlord under this Lease shall bear interest from the due date until paid by Tenant, at the rate of 2% above the Prime Rate (as defined below), not to exceed the maximum rate of interest allowed by law in the state where the Shopping Center is located (the “Interest Rate”). The interest shall be deemed to be additional rental. All rental provided for in this Lease shall be paid to Landlord at the address in the Reference Provisions or to another payee or address that Landlord designates. For the purposes of this Lease, no rental, additional rental and other sums due Landlord under this Lease shall be deemed or considered “past due” unless any until Tenant has been provided with five (5) days written notice of Landlord’s non-receipt such amount and has failed to pay such amount within five (5) days after receipt of such written notice. For the purposes of this Article 4(a), an e-mail to Tenant’s designated e-mail address shall constitute valid written notice. ‘.‘Prime Rate” wherever it appears in the Lease means the prime rate (or base rate) reported in the Money Rates column or section of The Wall Street Journal as being the base rate on corporate loans at large U.S. money center commercial banks (whether or not that rate has been charged by any bank). If The Wall Street Journal ceases publication of the prime rate, Prime Rate shall mean the highest rate charged by JPMorgan Chase (or its successor)46288274v9 8 University Mall, Tampa - Studio Movie Grill

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on short term unsecured loans to its most creditworthy large corporate borrowers. If The Wall Street Journal (i) publishes more than one prime rate or base rate, the higher or highest of the rates shall apply, or (ii) publishes a retraction or correction of that rate, the rate reported in that retraction or correction shall apply. ARTICLE 5 - Definition of Net Sales Net Sales as used herein is hereby defined to mean all gross receipts and revenue of Tenant and of all licensees, concessionaires and subtenants of Tenant, from all business conducted upon or from the Leased Premises (including, but not limited to, any meeting space revenues), whether such business is conducted by Tenant or by any licensees, concessionaires or subtenants of Tenant, and whether such receipts be evidenced by check, credit, charge account, exchange or otherwise, and shall include, but not be limited to, the amounts received from the sale of goods, food, beverages, wares and merchandise and for services performed on or at the Leased Premises, together with the amount of all orders taken or received at the Leased Premises, whether such orders be filled from the Leased Premises or elsewhere, and proceeds of business interruption, lost profits and/or similar insurance but only to the extent paid to reimburse Tenant for lost Net Sales. No discounts shall be deducted from the actual sale price for any selected category of customer; for example, employee meals and club card discount meals shall be included at their actual sale price, No deduction shall be allowed for uncollected or uncollectible sales, credit accounts, service charges, finance charges, bank card charges or postage fees. Net Sales further includes the total of all receipts from all coin-operated devices at the Leased Premises. In calculating Tenant’s Net Sales, Tenant shall have the right to exclude from Net Sales the following: (i) the amount of all sales, use, excise, retailers, occupation or similar taxes imposed in a specific amount, or percentage on or determined by, the amount of sales made from the Leased Premises provided that the amount thereof is added to the selling price or absorbed therein and paid by Tenant to such governmental authority; (ii) interest, service charges, finance or sales carrying charges paid by a customer for extension of credit on sales (not to exceed 2% of gross receipts and revenue per Lease Year); (iii) deleted; (iv) sale or exchange of furniture, fixtures, machinery and equipment after use thereof in the conduct of the business of Tenant in the Leased Premises; (v) the value of any transfer or exchange of merchandise between stores of Tenant where such exchange or transfer is made solely for the convenient operation of Tenant’s business and not for the purpose of consummating a sale made at, in or from the Leased Premises; (vi) credits, comps, discounts, refunds or returns to a customer of the Leased Premises; (vii) tips and gratuities received by employees; and (viii) gratuitous transactions to employees of Tenant or employees of its parent, affiliates or subsidiaries (not to exceed 1% of gross receipts and revenue per Lease Year). Further, should Tenant rent one or more auditoriums at the Leased Premises for a flat fee for special events such as a rally, fashion show, corporate events, educational events, speeches or the like, Net Sales shall be deemed the rental and other revenue received by Tenant and shall not include monies, if any, received by the sponsor of such event, provided that such monies or any portion thereof are not retained by Tenant. ARTICLE 6 - Records and Audits (a) For the purpose of ascertaining the amount payable as Percentage Rental, if any, Tenant agrees to prepare and keep on the Leased Premises or at Tenant’s principal office for a period of not less than three (3) years following46288274y9 9 University Mall, Tampa - Studio Movie GriJl

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the end of each Lease Year adequate records which shall show inventories and sales of goods, food, beverages, wares and merchandise at the Leased Premises, and daily records from all sales and other transactions on the Leased Premises by Tenant and any other persons conducting any business upon the Leased Premises. Tenant further agrees to keep on the Leased Premises or at Tenant’s principal office for at least three (3) years following the end of each Lease Year all pertinent sales records. Pertinent original sales records shall include: (i) cash register tapes, including tapes from temporary registers, or electronic transaction records, as applicable; (ii) serially numbered sales slips; (iii) the original records of all telephone orders at and to the Leased Premises; (iv) settlement report sheets of transactions .with subtenants, concessionaires and licensees (as permitted by this Lease); (v) the original records showing that merchandise returned by customers was purchased at the Leased Premises by such customers; (vi) memorandum receipts or other records of merchandise taken out on approval; (vii) such other sales records (whether electronic or otherwise) which would normally be examined by an independent accountant pursuant to accepted auditing standards in performing an audit of Tenant’s sales; and (viii) the records specified in (i) to (viii) above of subtenants, assignees, concessionaires or licensees (as permitted by this Lease). Tenant agrees to accurately record all sales in accordance with generally accepted accounting practices (showing all of its sales separately from its other stores), and to maintain sufficient original records which accurately summarize all transactions relating to the Leased Premises (including the sales of any subtenant, licensee or concessionaire). (b) Tenant shall submit to Landlord on or before the fifteenth (15lh) day of each month during the Term hereof, including any Renewal Term(s) (including the period following the end of the Term of this Lease) at the place then fixed for the payment of Minimum Annual Rent, a written statement signed by Tenant and certified by Tenant to be true and correct showing in reasonably accurate detail the cumulative amount of Net Sales for the immediately preceding month as well as all preceding months during such Lease Year. Such statement shall also itemize any amounts excluded from Net Sales under Article 5. Tenant shall submit to Landlord on or before each March Is' at the place then fixed for the payment of Minimum Rental a written statement signed by Tenant and certified by Tenant to. be true and correct showing in reasonably accurate detail the amount of Net Sales during the preceding Lease Year, (c) All information pertaining to Net Sales pursuant to this Article shall be held in strict confidence by Landlord, its agents and employees and shall not be disclosed to any third party except for Landlord’s employees and agents; provided, however, Landlord may utilize the information pertaining to Net Sales for the following purposes: (a) furnishing the information to any existing or prospective lender; (b) furnishing the information to any governmental organization having proper jurisdiction; (c) furnishing the information to any court, person, agency or organization as a result of litigation; and (d) furnishing the information to any prospective bona fide purchaser of the Shopping Center provided that there is a confidentiality covenant or agreement in place between Landlord and such prospective purchaser with respect to the information. ARTICLE 7 - Taxes Effective upon the Rental Commencement Date, Tenant shall pay $2.50 per square foot annually to Landlord, which amount shall be increased by three percent (3%) per Lease Year during the Term and any Renewal Term(s), for real property taxes and assessments, without deduction or set-off of any kind, which may be levied or assessed against the Shopping Center during the Term by any lawful authority for each calendar year (the “Tax Payment’’): Tenant shall pay the Tax Payment to Landlord in equal monthly installments on or before the 1st day of each calendar month, in advance, together with the rental payment for such month, if any. The first monthly4628S274y9 10 University Mall, Tampa - Studio Movie Grill

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installment shall be due on the Rental Commencement Date. If the Rental Commencement Date is a day other than the first day of a month, then such first monthly installment shall be prorated accordingly. ARTICLE 8 - Subordination and Attornment (a) Subject to the execution of a mutually acceptable non-disturbance agreement, Tenant's rights shall be subordinate to the interest of any ground lessor and to the lien of any mortgage or deed of trust in force or later placed against the Shopping Center, upon any building placed later upon the Shopping Center and to all advances made upon the security thereof. No ground lessor nor the mortgagee or beneficiary named in the mortgage or trust deed shall disturb Tenant's peaceable possession of the Leased Premises if Tenant is not in default under this Lease. Any mortgagee or beneficiary of Landlord may, at its option, subordinate its mortgage or trust deed to this Lease. This ARTICLE 8(a) is not self-operative, and further documentation of Tenant's subordination and attornment is required as stated herein; however, Tenant shall execute any reasonably acceptable subordination agreement requested by Landlord, any mortgagor or beneficiary of Landlord upon written request. Tenant shall accept performance of any of Landlord’s obligations hereunder by any mortgagee or beneficiary of Landlord. Landlord represents to Tenant that as of the date hereof, there are no ground leases or underlying leases or mortgages, deeds of trust or other security device encumbering the Leased Premises or the Shopping Center or both. Landlord shall use commercially reasonable efforts to furnish Tenant with a non-disturbance agreement from the landlord under any ground lease or underlying lease or the holder of any mortgage, deed of trust, or other security instrument secured by Landlord’s interest in the Shopping Center, the Leased Premises or both within ninety (90) days from and after the date upon which Landlord’s interest in the Shopping Center or the Leased Premises or both is encumbered by a ground lease, underlying lease, mortgage, deed of trust, or other security instrument secured by Landlord’s interest in the Shopping Center or the Leased Premises or both. Landlord and Tenant agree that the form of SNDA attached hereto as Exhibit “J” is reasonably acceptable. (b) If any proceedings are brought for foreclosure, or if the power of sale under any mortgage, deed of trust or deed to secure debt made by Landlord covering the Leased Premises is exercised, Tenant shall attom to the purchaser upon the foreclosure or sale and recognize the purchaser as the Landlord under this Lease provided the purchaser acknowledges all of Tenant’s right under this Lease. (c) Landlord covenants that it is or will be a party to a certain agreement or agreements with the anchors in the Shopping Center, which may be amended from time to time, including, without limitation, the Operating Agreement. Such agreement(s), including, without limitation, the Operating Agreement, shall not be amended to prevent Tenant from using the Leased Premises for the purpose set forth in Reference Provision 1.13 or materially affect Tenant’s other rights under this Lease. This Lease is subject and subordinate to such agreement and any amendments to or modifications of the agreement; provided, however, in all events no such agreement shall permit the placement or construction of any improvement, display, signage or other items that materially impair the access to the Leased Premises. ARTICLE 9 - Additional Construction: Relocation Landlord reserves the right at any time to make alterations or additions to, subdivide, change the building dimensions and storefront lines, build additional stories on the building in which the Leased Premises are contained or on any other building or buildings in the Shopping Center, and to build adjoining the Shopping Center. Landlord also46288274vl0 11 University Mall, Tampa - Studio Movie Grill

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reserves the right at any time to construct other buildings, structures or improvements including, but not limited to, surface, elevated or double-deck parking facilities and to erect temporary scaffolds and other aids to construction. Any provision of this Lease to the contrary notwithstanding, Landlord shall exercise its rights under this Article 9 and shall otherwise cause to be performed and completed any construction or other work in the Shopping Center: (i) so as not to materially impair access to the Leased Premises; and (ii) so as to minimize interference with Tenant’s business at the Leased Premises. Landlord shall not close or unreasonably restrict the traffic circulation around the perimeter of the Shopping Center, except in connection with the maintenance and repair of same and to comply with all applicable regulations, ordinances and laws. ARTICLE 10 - Condition of Premises (a) To the best of Landlord’s information, knowledge and belief, Landlord represents and warrants that as of the date of Landlord’s delivery of the Leased Premises to Tenant, there are no asbestos, other hazardous materials or underground storage tanks in, on, or under the Leased Premises, Tenant's taking possession of the Leased Premises shall be conclusive evidence of Tenant's acceptance of the Leased Premises in good order and satisfactory condition and “as-is”, including patent and latent defects. Tenant agrees that no representations about the condition of the Leased Premises, nor promises to decorate, alter, repair or improve the Leased Premises have been made by Landlord or its agents to Tenant. Tenant also agrees that no representations have been made to Tenant that any other tenants will lease space in the Shopping Center nor have any promises been made that Tenant has the exclusive right to sell any merchandise, goods or services. Tenant hereby waives any implied warranties, including but not limited to fitness, suitability and habitability. (b) Within thirty (30) days from and after the date on which this Lease is fully executed and delivered, Tenant may obtain a Phase 1 Assessment of the Leased Premises at Tenant’s sole cost and expense. Tenant shall then have a period of thirty (30) days from receipt thereof to approve or disapprove the environmental conditions of the Leased Premises in the event Tenant, in Tenant’s reasonable discretion, determines that the Phase I Assessment identifies an environmental condition unacceptable to Tenant, provided that such condition was not caused by Tenant or Tenant’s agent. If Tenant shall reasonably disapprove the environmental condition of the Leased Premises as reported in the Phase I Assessment, then Tenant may terminate the Lease by written notice to Landlord within such thirty (30) day period specifying the condition or conditions disapproved (provided that such condition was not caused by Tenant or Tenant’s agent), unless within thirty (30) days after receipt of such notice, Landlord commences remediation of such disapproved condition or conditions and diligently pursues such remediation to completion in which case this Lease shall not terminate, provided that if Tenant or Tenant’s agent causes a disapproved environmental condition, Landlord’s remediation of such condition shall be at Tenant’s expense. ARTICLE 11 - Repairs and Maintenance Landlord shall maintain and repair all structural components to the Leased Premises, as well as the roof and roof membrane, and all gas, electrical, plumbing systems up to the point of connection with the Leased Premises. From and after the date that Tenant completes the installation of a new replacement HVAC system, Landlord shall repair and maintain the HVAC system servicing the Leased Premises, and shall be responsible for regularly changing all HVAC filters within the Leased Premises. Landlord shall not be responsible for damage or personal injury caused46288274v9 12 University Mall, Tampa — Studio Movie Grill

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by any defects or other conditions, or the consequences thereof, except in the case of Landlord's gross negligence or willful misconduct. Except in the case of Landlord’s gross negligence or willful misconduct, Landlord shall not be liable to Tenant for any damage to merchandise, trade fixtures or personal property of Tenant in the Leased Premises, including without limitation damage by water leakage, seepage, water discharge from a sprinkler system or water damage caused by leakage from other occupants. Beginning on the Commencement Date, Tenant shall be liable for the repairs, replacements and maintenance of the interior of the Leased Premises, except those for which Landlord is responsible under this ARTICLE 11. If Landlord fails to commence to repair and maintain the Leased Premises as required by this Lease within thirty (30) days after Tenant makes a written demand, Tenant may make such repairs or perform such maintenance. Landlord shall reimburse Tenant for all sums reasonably disbursed, deposited or incurred by Tenant in connection with such repairs or maintenance, within 30 days after Landlord’s receipt of paid_invoices and other information reasonably required to substantiate the amount disbursed, deposited or incurred by Tenant. Any amounts not timely reimbursed may be deducted from the Rent payments next coming due until the sums expended by Tenant are fully recouped. Tenant shall keep the interior of the Leased Premises in good order and repair, clean and sanitary and safe and shall notify Landlord, in writing, prior to beginning any repair. The notice shall specify the repair work to be performed. Tenant's repairs, replacements and maintenance obligations shall include, but not be limited to, Tenant’s own heating and cooling equipment subject to Landlord’s obligations to maintain the HVAC system servicing the Leased Premises, if any; other equipment; fixtures; improvements; floor covering; the exterior and interior portions of all doors, door locks, security gates, and windows; plumbing and sewage facilities which are not Landlord's obligation; walls; ceilings; and plate glass. Tenant shall be solely responsible for maintenance and repair costs related to the Leased Premises. Tenant agrees to keep the interior of the Leased Premises in a clean and sightly appearance. If Tenant refuses or neglects to make repairs or maintain the Leased Premises, in a manner reasonably satisfactory to Landlord, Landlord shall have the right, upon giving Tenant five (5) days written notice, to make the repairs or perform the maintenance on behalf of Tenant. Tenant shall reimburse Landlord promptly upon receipt of a bill. The interior and storefront of the Leased Premises shall be painted, redecorated and refurbished by Tenant at least once every five (5) years. Landlord has no obligation to do work which Landlord is not expressly required to perform under this Lease or which Tenant is required to perform under this Lease. The performance of that work by Landlord shall not constitute a waiver of Tenant's default. Except as provided in ARTICLE 11, Tenant shall, at Tenant’s expense, at all times keep the interior of the Leased Premises, including the storefronts (including doors and show windows), mezzanine, sewer line servicing exclusively the Leased Premises to the point of connection to common mains and utility and sprinkler lines to the point of connection, including meters and switches therefor, in good order, condition and repair, clean, sanitary and safe, including the replacement of equipment, fixtures and all broken glass (with glass of the same size and quality). ARTICLE 12 - Alterations Tenant shall have the right and privilege at all times during the Term to make, at its own expense, such non-structural alterations to the Leased Premises as Tenant may desire, provided (i) such work when completed shall not impair the structural integrity or soundness of the Leased Premises; (ii) such work shall be performed in a workmanlike manner and in compliance with all Applicable Laws; (iii) such work shall cost no more than $100,000.00 (which limitation shall not apply to the Tenant Improvements described in Article 2 above); (iv) such work and alterations shall be consistent with first-class movie theatre design; and (v) Tenant shall give Landlord thirty (30) days advance written notice of such repairs and shall provide complete and legible plans to Landlord with such notice. Additionally Tenant shall have the right to install satellite dishes and other communications equipment on the roof of the Leased46288274v9 13 University Mall, Tampa - Studio Movie Grill

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Premises in areas mutually agreed upon by Landlord and Tenant prior to the installation thereof, provided further such equipment is screened from customer view in a manner reasonably acceptable to Landlord. Tenant, at Tenant’s cost, shall repair any damage to the Shopping Center, including damage to the roof, caused by Tenant or Tenant’s contractors during performance of Alterations in or on the Leases Premises. Except as provided herein, Tenant shall not make any structural, electrical, mechanical, exterior, or storefront alterations to the Leased Premises without obtaining the written consent of Landlord which shall not be unreasonably withheld, conditioned or delayed. Tenant shall exercise commercially reasonable effort to not interfere with any work in the Shopping Center, and shall not cause the closing, interruption or impairment of Tenant's normal conduct of business. All alterations, additions, improvements and Tenant's Work except to the extent same constitute Tenant’s trade dress, branding or moveable trade fixtures shall become, upon expiration of the Term, or the earlier termination of this Lease, the property of Landlord without any payment by Landlord. All such work by Tenant shall be made under the supervision of a competent architect or competent licensed structural engineer and shall be in accordance with plans and specifications approved in writing by Landlord before the start of the work. Landlord's approval of Tenant's plans and specifications shall not create a responsibility or liability of Landlord for their accuracy, sufficiency or compliance with laws or rules and regulations. The work shall be in accordance with necessary governmental approvals and permits. Tenant shall obtain approvals and permits at its sole expense. The work shall be done in a good and workmanlike manner and diligently prosecuted to completion. The Leased Premises shall at all times be a complete unit except during the performance of work. Work done by Tenant without Landlord's consent shall be returned to its original condition, at Tenant's expense, upon request by Landlord. AJRTICLE 13 - Fixtures and Personal Property Trade fixtures, signs, furniture, equipment, inventory, lighting fixtures, kitchen/concession equipment, acoustical wall panels, projection and sound equipment, seats and satellite dish or other communications media and other personal property of Tenant not permanently affixed to the.Leased Premises shall remain the property of Tenant. Tenant shall have the right, provided Tenant is not in default of this Lease, to remove its trade fixtures, signs and other personal property. Notwithstanding how such items may be installed, such items shall not become a part of the realty, shall be deemed Tenant’s sole property and may be removed from the Leased Premises by Tenant at any time during the term hereof. Landlord waives any and all liens, claims, demands or rights, including rights of levy, execution, sale and distraint for unpaid rent, or any other right, interest or lien which Landlord had, has or may acquire in any of Tenant’s Personal Property, provided Tenant is not in default of this Lease beyond the expiration of any applicable cure period. Tenant shall have the right to finance and/or refinance the acquisition and installation of the Tenant Improvements and Tenant’s Personal Property (by granting a security interest therein or entering into an equipment lease therefor), and in connection therewith, Landlord agrees to execute and to use commercially reasonable efforts to cause the holder of any mortgage or deed of trust encumbering the Shopping Center to execute and deliver a Landlord’s and mortgagee's waiver and release of security or other lien interest in a commercially reasonably form reasonably acceptable to Landlord and Landlord’s mortgagee, if any, at no cost to Landlord, Tenant shall not however, during the Term, render the Leased Premises unusable for conducting the type of business specified in Reference Provision 1.03 by removing personal property unless Tenant immediately replaces it with personal property of comparable or better quality. Tenant, at its expense, shall immediately repair damage to the Leased Premises caused by the removal of such trade fixtures, signs and other personal property. In addition to the foregoing, upon the expiration or earlier termination of this Lease, Tenant shall: a) leave the Leased Premises in a neat and clean condition, free of debris and all personal property; b) not remove any leasehold improvements, including, but not limited to, the floor, wall and ceiling coverings, and the lighting; and c) repair all damage to the Leased Premises caused by Tenant, reasonable wear and tear excepted- All trade fixtures, signs, and other persona) property installed in or to the Leased Premises by Tenant must be new or like new when installed or attached. Tenant shall pay before delinquency all taxes, assessments, license46288274v9 14 University Mall, Tampa - Studio Movie Grill

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fees and public charges levied, assessed or imposed upon its business operation in the Leased Premises as well as upon its trade fixtures, leasehold improvements (including but not limited to merchandise and other personal property in, on or upon the Leased Premises), If Tenant's property is assessed with Landlord's property, the assessment shall be equitably divided between Landlord and Tenant. Landlord shall determine the basis of prorating the assessments and that determination shall be binding, No taxes, assessments, fees or charges referred to in this ARTICLE 13 shall be considered taxes under ARTICLE 7. Tenant's obligation to perform the provisions of this ARTICLE 13 shall survive the Expiration Date or the earlier termination of this Lease,ARTICLE 14 - Liens Landlord’s interest in the Leased Premises or the Shopping Center shall not be subject to mechanics’, materialmens’, laborers' or construction liens of any nature during the term of this Lease arising out of any work performed by or on behalf of Tenant, Tenant shall not suffer or permit any mechanics’ or other liens to be fded against the Leased Premises nor against Tenant’s leasehold interest therein by reason of work, labor, services, or materials supplied or claimed to have been supplied to, or at the request of, Tenant, and nothing in this Lease shall be deemed or construed in any way as constituting the consent or request of Landlord, express or implied, to any contractor, subcontractor, laborer, or materialman for the performance of any labor or the furnishing of any materials for any specific improvement, alteration, or repair of the Leased Premises, nor as giving Tenant any right, power, or authority to contract for or permit the rendering of any services, or the furnishing of any materials that would give rise to the filing of any mechanics’ liens or other hens against the Leased Premises or the Shopping Center. If any such construction or mechanic’s liens shall at any time be filed against the Leased Premises through no fault of Landlord, Tenant shall within thirty (30) days after receipt of written notice of such mechanic’s lien(s) cause the same to be discharged of record or “bonded off’ in accordance with Florida law. Tenant agrees, at the request of Landlord, to execute a memorandum of this Lease for the purpose of recording in the public records of the county in which the Leased Premises are located which shall include, but not necessarily be limited to, a provision expressly prohibiting the attachment of the aforesaid liens to the Leased Premises. Said memorandum of lease shall not in any circumstances be deemed to modify, change or affect any of the provisions of this Lease. ARTICLE 15 - Laws and Ordinances (a) Tenant shall comply with all laws, ordinances, codes, orders and regulations affecting the construction, use, occupancy, alteration, cleanliness, safety and operation of the Leased Premises, which are in force now or later. Tenant shall comply with the regulations, requirements and recommendations of any insurance underwriter, inspection bureau or similar agency. Tenant shall notify Landlord if Tenant has received notice of, or has knowledge of any condition or occurrence that might result in liability to Landlord. In addition, Tenant agrees to comply, to the extent that the same may be applicable to the Leased Premises, with the standards and requirements of the Williams- Steiger Act (PL91-596), brown as the “Occupational Safety and Health Act of 1970,” notwithstanding the fact that Tenant may otherwise be exempted from the provisions of said Act, and with the Americans with Disabilities Act of 1990. Landlord shall comply with all laws, ordinances, codes, orders and regulations affecting the construction, use occupancy, alteration, cleanliness, safety and operation of the Joint Use Areas and portions of or representing a part of the Leased Premises the Landlord is obligated to maintain and shall comply with the regulations, requirements and recommendations of its insurance underwriter, inspection bureau or similar agency. 46Z88274v9 15 University Mall, Tampa - Studio Movie Grill

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(b) Tenant shall not: (i) permit an immoral practice in the Leased Premises; (ii) use or allow the Leased Premises to be used or occupied in a manner that might invalidate or increase the rate of or make inoperative an insurance policy carried on the Leased Premises or on property, buildings or improvements in the Shopping Center; (iii) keep, use or permit in the Leased Premises inflammable fluids, explosives or any other hazardous substances without the prior written permission of Landlord, or engage in hazardous activities; (iv) use the Leased Premises for a purpose which might create a nuisance or injure the reputation of the Leased Premises or the Shopping Center; (v) deface or injure the Leased Premises or any portion of the Shopping Center; (vi) overload ihe floors; (vii) commit or suffer waste; (viii) install electrical equipment that overloads lines; or (ix) conduct any sampling, testing, or drilling to locate any Hazardous Material without Landlord's prior written approval. Tenant shall, upon demand, reimburse Landlord for extra premiums caused by Tenant’s use or occupancy of the Leased Premises, whether or not Landlord has consented to the use and occupancy. A schedule issued by Ihe organization making the insurance rates on the Leased Premises, showing the components of the rates, shall be conclusive evidence of the items and charges which make up the. hazard and other insurance rates on the Leased Premises. Tenant shall, at Tenant's expense, make from time to time whatever changes are necessary to comply with the requirements of the insurance inspectors, underwriters and governmental authorities in connection with electrical and fire prevention systems and equipment. (c) Tenant shall not have a claim against Landlord, and Landlord shall not be liable for damages, demands,: expenses, fees, fines, penalties, suits, proceedings, claims, actions and causes of action arising out of or in any way connected with Tenant's use or occupancy of the Leased Premises, if the use or occupancy is prohibited or substantially impaired by any law, ordinance, regulation or by legal, governmental or other public authority,(d) Except as permitted herein, Tenant shall not cause or permit any Hazardous Material (defined below) to be brought upon, transported through, stored, kept, used, discharged or disposed in or about the Leased Premises or Joint Use Areas (the "Property”, for the purpose of this subparagraph (d)) by Tenant, its agents, employees or contractors. Tenant shall notify Landlord immediately of the presence of or disposal of Hazardous Material on or near the Leased Premises, and of any notice by a party alleging the presence of Hazardous Material on or near the Leased Premises. However, Hazardous Materials brought upon, transported, used, kept or stored in or about the Property which is necessary for Tenant to operate its business for the use permitted under Reference Provision 1,13 of this Lease shall be brought upon, transported, used, kept and stored only in the quantities necessary for the usual and customary operation of Tenant's business and in a manner that complies with: (i) all laws, rules, regulations, ordinances; codes or any other governmental restriction or requirement of all federal, state and local governmental authorities having jurisdiction and regulating the Hazardous Material; (ii) permits (which Tenant shall obtain prior to bringing the Hazardous Material in, on or about the Property) issued for the Hazardous Material; and (iii) all producers' and manufacturers' instructions and recommendations, to the extent they are stricter than laws, rules, regulations, ordinances, codes or permits. If Tenant, its agents, employees or contractors, in any way breaches the obligations in the preceding sentence; or if the presence of Hazardous Material on the Property caused or permitted by Tenant results in the release or threatened release of Hazardous Material on, from or under the Property; or if the presence on, from or under the Property of Hazardous Material otherwise arises out of the operation of Tenant's business then, without limitation of any other rights or remedies available to Landlord under this Lease or at law or in equity, Tenant shall indemnify, defend, protect and hold harmless Landlord (and Landlord's parents, subsidiaries, affiliates, employees, partners, agents, mortgagees or successors to Landlord's interest in the Leased Premises) (collectively “Indemnity”) from any and all claims, sums paid in settlement of claims, judgments, damages, clean-up costs, penalties, fines, costs, liabilities, losses or expenses (including, without limitation, attorneys', consultants' and experts' fees and any fees by Landlord to enforce the Indemnity) which arise during or after the Term as a result of Tenant's breach of the obligations or the release or contamination of the Property, including, without limitation: 46288274v9 16 University Matt, Tampa - Studio Movie Grill

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diminution in value of the Property; damages for the loss of, or the restriction on the use of, rentable or usable space or any amenity of the Property; damages arising from any adverse impact on the sale or lease of the Property; and damage and diminution in value to the Property or other properties, whether owned by Landlord or by third parties. This Indemnity includes, without limitation, costs incurred in connection with any investigation of site conditions or any clean-up, remedial, removal or restoration work required by any federal, state or local governmental agency or political subdivision because of Hazardous Material present in the soil or groundwater on, under or originating from the Property. Without limiting the foregoing, if the presence of Hazardous Material on the Property caused or permitted by Tenant results in the contamination, release or threatened release of Hazardous Material on, from or under the Property or other properties, Tenant shall promptly take all actions at its sole cost and expense which are necessary to return the Property and other properties to the condition existing prior to the introduction of the Hazardous Material; provided that Landlord's written approval of the actions shall be obtained first (which approval shall not be unreasonably withheld) and so long as such actions do not have or would not potentially have any material, adverse long-term or short-term effect on Landlord or on the Property or other properties. “Hazardous Material” means any hazardous, radioactive or toxic substance, material or waste, including, but not limited to, those substances, materials and wastes (whether or not mixed, commingled or otherwise combined with other substances, materials or wastes) listed in the United States Department of Transportation Hazardous Materials Table (49 CFR 172.101) or by the Environmental Protection Agency as hazardous substances (40 CFR Part 302) and amendments thereto, or substances, materials and wastes which are or become regulated under any applicable local, state or federal law including, without limitation, any material, waste or substance which is (i) a petroleum product, crude oil or any faction thereof, (ii) asbestos, (iii) polychlorinated biphenyls, (iv) designated as a “hazardous substance” pursuant to Section 311 of the Clean Water Act, 33 U.S.C. Section 1251, et seq, (33 U.S.C. Section 1321) or listed pursuant to Section 307 of the Clean Water Act (33 U.S.C. Section 1317), (v) defined as a “hazardous waste” pursuant to Section 1004 of the Resource Conservation and Recovery Act, 42 U.S.C. Section 6901, et seq. (42 U.S.C. Section 6903) or (vi) defined as a “hazardous substance” pursuant to Section 101 of the Comprehensive Environmental Response, Compensation, and Liability Act, 42 U.S.C. Section 9601, et sea, (42 U.S.C, Section 9601). (e) Notwithstanding anything contained in this Lease to the contrary, Landlord shall defend, indemnify and hold Tenant, and its beneficiaries, officers, directors, managers, members, shareholders, employees, and agents, free and harmless from and against any and all claims, sums paid in settlement of claims, judgments and damages (collectively “Claims”) arising out of any Hazardous Materials which, at any time during Landlord’s ownership of the Shopping Center, except to the extent caused by Tenant, or Tenant’s agents, contractors, subcontractors or invitees, are or were unlawfully released by Landlord at the Shopping Center or unlawfully disposed of by Landlord at the Shopping Center. In the event any Claims or other assertion of liability shall be made against Tenant for which Tenant is entitled to indemnity hereunder, Tenant shall notify Landlord of such Claim or assertion of liability and thereupon Landlord shall, at its sole cost and expense, assume the defense of such Claim or assertion of liability and continue such defense at all times thereafter until completion. Before Landlord is required to assume such defense, Tenant shall have the burden of proof in connection with legally establishing that Landlord, during Landlord's ownership of the Shopping Center, actually and unlawfully released or unlawfully disposed of such Hazardous Materials at the Shopping Center. If Tenant unsuccessfully seeks indemnification by Landlord pursuant to this subsection during the Term or afterwards, then Landlord shall not be liable to Tenant in connection therewith and Tenant shall promptly reimburse Landlord for the total amount of court costs, expenses and reasonable attorneys' fees actually incurred by Landlord defending same. 462S8274v9 17 University Mall, Tampa - Studio Movie Grill

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ARTICLE 16- Environ mental Services (a) Tenant shall pay for all utilities used in the Leased Premises during the Term. Tenant may, at Tenant’s expense, obtain separate meters to the Leased Premises for heat, air conditioning, water, gas and all other utilities, and Tenant shall pay all water and sewage charges (and all other charges for utilities used in the Leased Premises), rentals and taxes imposed by governmental authority or otherwise. Landlord shall, at Landlord's sole cost and expense, obtain and install for Tenant’s exclusive use a separate meter for Tenant’s electrical connection. If Tenant does not pay the charges for water and sewer directly to the providers of such utility services, Tenant shall pay Landlord monthly for such water and sewer charges based on Landlord’s estimate of the monthly amount of such utility services. If Tenant’s actual annual usage of such utility services differs from the annual amount paid by Tenant, Landlord and Tenant shall reconcile such amount as soon as reasonably possible after the annual amount is known. (b) Heating, ventilation and air conditioning for the Leased Premises will be in accordance with the exhibits. (c) Tenant shall be responsible for completing the installation of the heating, ventilation and air conditioning system within the Leased Premises, as provided for in the exhibits. Tenant shall use best efforts to conserve energy in the operation of its heating, ventilation and air conditioning,(d) Landlord has, at its cost and expense, preinstalled a potable water distribution system and a sewer system for the Shopping Center which will provide water and sewer service to the Leased Premises in accordance with the exhibits. Tenant, at Tenant's expense, shall be responsible for completing the installation of the water and sewer systems within the Leased Premises in accordance with the exhibits. (e) If Tenant shall require natural gas for the normal operation of Tenant’s business, such utility service shall be available in accordance with the exhibits. All natural gas service shall be arranged by the Tenant and all such work shall be done in accordance with the exhibits; however, Landlord shall maintain all such gas service to the point of connection to the Leased Premises. (f) Environmental Charge - Omitted. (g) If Landlord or Landlord’s third party designee is furnishing utilities to Tenant during the Term, Landlord or such designee may cease furnishing any of such utilities without responsibility to Tenant except to connect or cause to be connected to the service facilities another available source of Supply, Notwithstanding anything contained in this Lease to the contrary, Landlord or such designee shall not be responsible or liable for damages or injuries sustained by Tenant or those claiming by, through or under Tenant, because of the interruption, discontinuance, quality or quantity of any utility used in or for the Leased Premises, (whether or not supplied by landlord or such designee, and regardless of the reason or cause of the interruption or discontinuance). If there is any disruption of utility service to the Leased Premises, Landlord shall assist Tenant In seeking to restore such utility service as promptly as possible. If such disruption of seivice is due to Landlord’s gross negligence and continues for more than two (2) consecutive business days, Rem shall be abated during such continued period of disruption in proportion to the interference with Tenant’s use of the Leased Premises due to such disruption, unless such disruption of utility service is a result of Tenant’s negligence or willful misconduct. (h) Intentionally omitted. 46288274v9 18 University Mall, Tampa - Studio Movie Grill

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(i) Tenant agrees that garbage and refuse shall be kept in an adequate container so as not to be visible to the public, within the Leased Premises, for collection at reasonable times specified by Landlord and at Tenant's cost. Tenant shall contract for Tenant’s own garbage and refuse removal provider, and Tenant shall follow all applicable Shopping Center rules relating to garbage and refuse. In addition to the foregoing, Landlord may cause the removal of all debris, rubbish, material and equipment during the construction of Tenant's store and/or during the time preceding the initial opening date of the Shopping Center, and charge the cost thereof to Tenant as provided in the exhibits. Tenant shall pay Landlord such charge within 10 days of billing. (j) During the Term, Landlord shall keep in good order and repair and shall maintain the sprinkler system in the Leased Premises, including checking, testing and servicing thereof, and shall make any necessary repairs to or replacements of such sprinkler system except that Tenant shall be financially responsible for all repairs and replacements thereto necessitated by any acts, omissions to act or negligence of Tenant or Tenant's agents, employees and contractors. All modifications to such sprinkler system that Tenant may desire shall be performed as provided in the exhibits. Should the utility company furnishing water to the Shopping Center levy, assess or impose upon Landlord a sprinkler system backup charge, then Tenant shall pay to Landlord its proportionate share thereof, which shall be in an amount equal to the product obtained by multiplying said charge by a fraction, the numerator of which shall be the gross leasable area of the Leased Premises and the denominator of which shall be the gross leasable area in the Shopping Center served by such sprinkler system determined as of the date such charge is billed to Tenant; and shall be paid by Tenant within 10 days after billing by Landlord. ARTICLE 17 - Joint Use Areas (a) The “Joint Use Areas” shall consist of all parking areas, parking facilities, approaches, streets, sidewalks, malls, driveways, loading platforms, canopies, elevators, escalators, ramps, storm drainage facilities, exits, entrances, sprinkler mains, landscaped areas, comfort stations, light facilities, computer facilities, cable facilities, washrooms, lounges and shelters, public utility lines, roofs, roadways and other facilities outside of the Premises and available for joint use or benefit designated by Landlord, as they may from time to time exist and be available to the tenants in the Shopping Center, their employees, officers, agents, customers, licensees and invitees. Landlord hereby grants to Tenant, its patrons, employees, authorized representatives, successors, subtenants, concessionaires and assigns, a non-exclusive right to use the Joint Use Areas of the Shopping Center for vehicular parking, for pedestrian and vehicular ingress, egress and travel without being required to pay any charge or fee whatsoever for such use except as set forth in Section 17(d). Tenant shall be permitted to use the portion of the Joint Use Areas designated on Exhibit “B” attached hereto as staging area for the construction of Tenant improvements, without the prior written approval of Landlord. (b) Subject to the Operating Agreement, Landlord shall operate and maintain the Joint Use Areas of the Shopping Center in a condition consistent with other similar shopping centers in Florida. Landlord agrees: (i) to provide and maintain, throughout the term of this Lease, adequate lighting for the areas reserved for parking and for the other Joint Use Areas of the Shopping Center, except for lighting on the Leased Premises which shall be Tenant’s responsibility; (ii) to keep the parking areas, the drainage and lighting systems, and sidewalks, aisles, curb cuts, malls, streets, driveways and other Joint Use Areas in good order and repair and in a clean and sanitary condition; and (iii) to keep said parking areas, sidewalks, aisles, malls, streets and driveways properly drained and reasonably free from snow, ice and debris and to keep the parking area properly striped (reasonable wear and tear allowed). Tenant agrees to exert every reasonable effort to cause its employees to use only areas designated by Landlord as 46288274v9 19 University Mall, Tampa - Studio Movie Grill

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employee parking. Landlord agrees to provide and maintain, throughout the term of this Lease, adequate lighting and drive by security, as determined by Landlord in Landlord’s sole discretion, for the areas reserved for parking and for the other Joint Use Areas, all such lighting to be kept on from dusk until at least one hour after the end of the last evening performance in the Leased Premises under Tenant’s standard operating hours (provided, however, if Tenant requests that the parking areas or other Joint Use Areas be illuminated beyond midnight and/or patrol security for such areas be provided beyond midnight, then Landlord shall provide the same for such period as Tenant shall request at Tenant’s expense). The Joint Use Areas and other facilities in and about the Shopping Center shall at all times be subject to the control and management of Landlord and other parties that Landlord may designate. Landlord shall have the right at any time to redesignate, modify, alter, close, restrict, expand, reduce and change the Joint Use Areas, subject to the limitations herein. Any provision of this Lease to the contrary notwithstanding, Landlord shall exercise its rights under this Article 17, and shall otherwise cause to be performed and completed any construction or other work in the Shopping Center; (i) so as to not change the size, shape, configuration, store frontage, or location of the Leased Premises; (ii) so as to minimize interference with Tenant’s business at the Leased Premises; and (iii) so as to not materially impair access to the Leased Premises. On the date that Landlord delivers the Leased Premises to Tenant, the approximate location and configuration of parking spaces near the Leased Premises and the location of vehicular and pedestrian access ways shall be as shown on Exhibit B. (c) “Joint Use Area Costs” means the total of all expenditures relating to operating, managing, equipping, policing, protecting, lighting, repairing, cleaning, replacing and maintaining the Joint Use Areas in the same condition as when originally installed, including any rental and lease payments paid for machinery and equipment used in the maintenance of the Joint Use Areas and the personnel costs to implement those services. (d) Effective upon the Rental Commencement Date, Tenant shall pay Landlord without deduction dt set-off of any kind, the annual Joint Use Area Costs Payment (as defined in Reference Provision 1.17). Such amount shall be paid in equal monthly installments on or before the 1st day of each calendar month, in advance, together with the rental payment for such month, if any. The first monthly installment shall be due on the Rental Commencement Date. If the Rental Commencement Date is a day other than the first day of a month, then such first monthly installment shall be prorated accordingly. (e) Tenant’s customers and invitees shall have the nonexclusive use of the parking deck adjacent to the Leased Premises subject to Landlord's joint ownership of the parking deck and the terms of that certain Amended and Restated Operating Agreement dated September 5, 1995, between University Square Partners; Allied Stores General Real Estate Company; Sears, Roebuck and Co.; Dillard Department Stores, Inc., Construction Developers, Incorporated; and Montgomery Ward Land Corporation. Notwithstanding anything contained herein to the contrary, Tenant acknowledges that Landlord does not have complete ownership and control of the parking deck.. ARTICLE 18 - Damage to Premises If the structural components of the Leased Premises are damaged, destroyed or rendered partially untenantable by fire or other insured casualty, Landlord shall promptly repair and restore the Leased Premises to a condition substantially similar to the condition of the Leased Premises as of the Commencement Date. From the date of the fire or casualty until the Leased Premises are repaired and restored, Minimum Rental and additional rental, except for Tenant’s share of taxes due under ARTICLE 7 and any additional rental due under ARTICLE 17, shall abate in46288274v9 20 University Mall, Tampa - Studio Movie Grill

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the proportion that the part of the Leased Premises destroyed or rendered untenantable bears to the total Leased Premises until such time as the structaral components of the Leased Premises are substantially restored. Landlord shall not be required to repair or restore the Leased Premises or any part of the Shopping Center as the result of an uninsured casually. ' If 50% or more of either the Leased Premises or the Shopping Center is destroyed or rendered untenantable by fire or other casualty during the last three (3) Lease Years of the Term (based upon the replacement cost compared with the market value of the improvements immediately prior to the fire or other casualty as shown by the certificate of Landlord’s architect), either party shall have the right to terminate this Lease with ninety (90) days advance written notice to the other party. If following a Casualty to the Premises or any portion of the Joint Use Area reasonably necessary for ingress, egress, to and from the Leased Premises and a public right of way not caused by Tenant, its agents or its invitees that Landlord is obligated to or elects to repair, Landlord either has not (i) commenced in a meaningful way the physical repair work within six (6) months following receipt of the proceeds of insurance therefor, or (ii) completed the repair work within eighteen (18) months after receipt of the insurance proceeds therefor, or (ill) provided a reasonably acceptable alternate, Tenant may terminate this Lease by written notice to Landlord at any time after such six (6)-month or eighteen (l8)-montb period, as the case may be, and before Landlord materially commences or completes such repair work, as the case may be, and Tenant shall vacate the Leased Premises in accordance with the applicable provisions of this Lease. If Tenant elects to terminate this Lease pursuant to this Article 18, this Lease shall terminate thirty (30) days after Landlord’s receipt of such termination notice. If the notice is given within the 90 day period, this Lease shall terminate and Minimum Rental and additional rental shall abate from the date of the casualty. Landlord shall promptly repay Tenant any rental paid in advance which had not been earned at the date of the casualty. If the notice is not given and Landlord is required or elects to repair or rebuild the Leased Premises, Tenant shall promptly repair and replace its merchandise, signs, goods, trade fixtures, furnishings, equipment, furniture and other personal property to a condition at least equal to its condition prior to its damage or destruction and, if Tenant has closed, Tenant shall promptly reopen for business. Landlord shall not be required to expend more for repair or restoration of the Leased Premises or the Shopping Center than the net amount of insurance proceeds paid Landlord (or, if Landlord is self-insured, the amount of insurance proceeds which would have been paid Landlord if Landlord was not self-insured). Except as expressly provided to the contrary, this Lease shall not terminate nor shall there be an abatement of Minimum Rental or additional rental as the result of a fire or other casualty. ARTICLE 19 - Insurance (a) Landlord agrees to carry, or cause to be carried, the following insurance coverages and types: (i) Workers Compensation and (ii) Employer’s Liability Insurance with limits applicable of $1,000,000, each accident for bodily injury, each employee for bodily injury by disease, and policy limit for bodily injury by disease. Policy must contain any other statutorily required liability coverage, to the extent required by law, covering all persons employed by the Landlord, if applicable. Landlord may choose to satisfy this coverage requirement via an umbrella policy;(ii) Commercial General Liability Insurance on the Joint Use Areas providing coverage of not less than $3,000,000 per occurrence. Landlord may choose to satisfy this coverage requirement via an umbrella policy; 46288274v9 21 University Mall, Tampa - Studio Movie Grill

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(iii) Commercial Property Insurance including special form perils endorsement insuring Landlord’s property in the Shopping Center for the foil replacement value. This insurance will exclude Tenant’s Work, including but not limited to Tenant’s improvements and Tenant’s merchandise, signs, goods, trade fixtures, furnishings, equipment, furniture and other personal property). (iv) Landlord will have the right to carry or cause to be carried additional types of insurance in whatever limits Landlord chooses, including coverage under blanket insurance policies which may be allocated by Landlord among the properties owned or managed by Landlord which in Landlord’s opinion Landlord deems appropriate. (b) Tenant agrees to carry the following insurance coverages and types: (i) Workers Compensation and (ii) Employer’s Liability Insurance with limits applicable of $1,000,000, each accident for bodily injury, each employee for bodily injury by disease, and policy limit for bodily injury by disease. Policy must contain any other statutorily required liability coverage, to the extent required by law; covering all persons employed by the Landlord, if applicable. Landlord may choose to satisfy this coverage requirement via a $5,000,00.0 umbrella policy; (ii) Commercial General Liability Insurance including products and completed operations coverages of not less than $3,000,000 per occurrence. This policy shall contain a Contractual Liability Endorsement. This policy shall also include an Additional Insured Endorsement containing the names of the Additional Insureds identified below. The policy must have a Waiver of Subrogation endorsement in favor of all Additional Insureds. Any deductible/self-insured retention in excess of $5,000 per occurrence requires Landlord’s written consent. Tenant may choose to satisfy this coverage requirement via a $5,000,000 umbrella policy; (iii) Commercial Property Insurance including special form perils endorsement insuring Tenant’s property, including plate glass, in the Shopping Center for the foil replacement value, without deduction for depreciation, This policy shall have an Agreed Value Endorsement. This insurance must include all of Tenant’s Work, improvements and betterments, Tenant’s inventory, merchandise, signs, goods, trade Fixtures, furnishings, equipment, furniture, wall coverings, floor coverings, and other personal property). Tenant shall insure for loss from flood, including coverage for water damage from all causes including but not limited to sprinkler damage, sewer discharge or backup, water line breakage, and overflow from other Tenant’s spaces or from the Joint Use Areas. Where available, Tenant shall insure for earthquake. Landlord and Landlord’s mortgagee, if required, shall be named as a loss payee with respect to the coverage for Tenant’s and betterments and improvements, and business interruption. The policy must have a Waiver of Subrogation endorsement in favor of all Loss Payees. The deductible/self-insured retention shall not exceed $5,000 per occurrence without Landlord’s written consent;(iv) Loss of Business Income Insurance, including Extra Expense and Contingent Business income coverage. The insurance limits for this insurance shall be based upon a minimum of 12 months business income with a 180-day extended period of indemnity endorsement;46288274v9 22 University Mall, Tampa - Studio Mo.vie Grill

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(v) Boiler and Machinery insurance, including mechanical breakdown, covering rooftop HVAC units and any separate heating units or boilers which serve only the Leased Premises. Such coverage shall be for the full replacement value of the units without deduction for depreciation;(vi) If in Landlord’s reasonable judgment there is a need for additional or different types of insurance, Tenant shall obtain upon Landlord’s request the insurance at Tenant’s sole expense;(vii) Automobile liability coverage, including owned, non-owned and hired automobiles, with limits of not less than $1,000,000 combined single limit for bodily injury and property damage, which Tenant may choose to insure via a $5,000,000 umbrella policy; and(viii) Liquor liability (dram shop) coverage with limits of not less than $5,000,000 combined single limit for bodily injury and property damage, which Tenant may choose to insure via a $5,000,000 umbrella policy. All policies of insurance (including policies of Tenant’s contractors and subcontractors) shall contain a Waiver of Subrogation Endorsement in favor of all Additional Insureds and Loss Payees. If Tenant is permitted to self-insure for any of the insurance coverages required to be provided, Tenant hereby waives against Landlord, its parents, partners, joint venturers, subsidiaries and affiliates, against the property manager, and against the Additional Insureds if not listed below, all claims, including any and all rights of subrogation which may exist, for all losses and damages no matter how caused, which were or could have been insured for under any policy of insurance required to be obtained by Tenant. This waiver of liability and waiver of subrogation expressly includes any cause of loss due to the sole or concurrent negligence of any Additional Insured. If Tenant shall, for any reason, fail to obtain from its insurance cairier(s) the required Waiver of Subrogation Endorsement, the Tenant shall fully and completely defend and indemnify the Landlord and all Additional Insureds from any claims and demands, including lawsuits, brought against Landlord and/or the Additional Insureds by any insurance company which insured Tenant for a paid loss and which seeks to recover amounts paid under Tenant’s policy. Tenant shall provide a Certificate of Insurance to Landlord evidencing all of the required coverages and Endorsements prior to taking possession of the Premises. The Certificate of Insurance must remain current (or be replaced with a current Certificate) at all times during the period of Tenant’s tenancy. All policies of insurance must be written by insurance carriers licensed to do business in the state in which the Shopping Center is located and have an A.M. Best’s rating of not less than A:VIII or better. All Tenant’s liability policies shall be endorsed to be primary and non-contributory to policies of the Landlord and the Additional Insureds, and shall contain either a cross-liability endorsement or separation of insureds provision which permits the limits of liability under Tenant’s policies to apply separately to each Additional Insured. Each policy shall contain a provision that the insurance company shall give all Additional Insureds 30 days written notice in advance of any cancellation, lapse, reduction in amount of coverage or any other adverse change to the policy or insurer. Upon reasonable advance written notice to Tenant, the Additional Insureds who shall be named on Tenant’s policies shall include the Landlord (and if Landlord elects, its parent, subsidiaries, and affiliates), any owner or occupant in or adjoining the Shopping Center (including anchor tenants), any joint venturer or partner of Landlord, and any mortgagee or beneficiary of any part of the Shopping Center. 23 University Mall, Tampa - Studio Movie Grill

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(0 Effective upon the Renta! Commencement Date, Tenant shall pay $1.00 per square foot annually to Landlord, which amount shall be increased by three percent (3%) per Lease Year during the Term and any Renewal Term(s), without deduction or set-off of any kind, as Tenant’s contribution towards the insurance coverage which Landlord is required to maintain pursuant to this Lease (the “Insurance Payment”). Tenant shall pay the Insurance Payment to Landlord in equal monthly installments on or before the 1st day of each calendar month, in advance, together with the rental payment for such month. The first monthly installment shall be due on the Rental Commencement Date. If the Rental Commencement Date is a day other than the first day of a month, then such first monthly installment shall be prorated accordingly. AJRTICLE 20 - Indemnification Tenant shall indemnify, defend and save harmless Landlord, its parents, partners, subsidraries, affiliates and any anchor, owner or operator which is or may be in the Shopping Center, their agents, officers and employees from and against liability, claims, demands, expenses, fees, fines, penalties, suits, proceedings, actions, and causes of action arising out of or connected with Tenant's use, occupancy, management or control of the Leased Premises or Tenant's operations or activities in the Shopping Center (whether or not occurring or resulting in damage or injury within the Leased Premises or the Joint Use Areas). This obligation to indemnify shall include reasonable legal and investigation costs and all other reasonable costs, expense and liabilities from the 1st notice that any claim or demand is or may be made. Tenant's obligation shall become effective beginning on the date Tenant is delivered the Leased Premises. Tenant's indemnification obligation shall survive the expiration of the Term or the earlier termination of this Lease. Landlord shall indemnify, defend and save harmless Tenant, its parent, partners, subsidiaries, affiliates and any anchor, owner or operator which is or may be in the Shopping Center, their agents, officers and employees from and against liability, claims, demands, expenses, fees, fines, penalties, suits, proceedings, actions and causes of action arising out of or connected with Landlord’s gross negligence or willful misconduct in ihe use, occupancy, management, maintenance or control of the Joint Use Areas or Landlord’s operations or activities in the Shopping Center. This obligation to indemnify shall include reasonable legal and investigation costs and all other reasonable cost, expense and liabilities from the first notice that any claim or demand is or may be made. Landlord’s obligation shall become effective beginning on the date Landlord delivers possession of the Leased Premises to the Tenant, Landlord’s indemnification obligation shall survive the expiration of the term or the earlier termination of this Lease. ARTICLE 2i - Assignment. Subletting and Ownership (a) Tenant acknowledges that its agreement to operate in the Leased Premises for the use permitted in the Reference Provisions for the Term was a primary inducement and precondition to Landlord's agreement to lease the Leased Premises to Tenant. Additionally, the parties agree that the successful commercial profitability of the Shopping Center is based on the appropriate mix of retail and nonretail activity and that Landlord has leased the Leased Premises to Tenant because, in Landlord's opinion, Tenant's presence and commercial activity during the Term will significantly contribute to the profitability, viability and success of the Shopping Center. Accordingly, Tenant shall not transfer, assign or sublet in and to the Leased Premises in whole or in part, or otherwise permit occupancy of all or any part of the Leased Premises by anyone with, through or under it without Landlord’s written46288274x9 24 University Mall, Tampa - Studio Movie Grill

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consent which shall not be unreasonably withheld, conditioned or delayed. Any attempt at a transfer shall be null and void and confer no rights upon a third person. These prohibitions shall be construed to refer to events occurring by operation of law, legal process, receivership, bankruptcy or otherwise. It is agreed that at any time during the Term of this Lease, Tenant shall have the right, without Landlord's consent once or more often, to sublet the Leased Premises or assign this Lease: (i) to any corporation (which term for the purposes of this paragraph shall include any form of business entity) which has a tangible net worth, as evidenced by financial statements certified by an independent certified public accountant, of the greater of: 1) Fifteen Million Dollars ($15,000,000.00); or 2) the tangible net worth of Tenant at the lime of the proposed sublease or assignment; and which has a history of operating similar dine-in theatres with a good reputation and having at least 10 theatres in at least four (4) states; or (ii) to any corporation which may, as the result of a reorganization, merger, consolidation, or sale of assets, succeed to substantially all of the business carried on by Tenant; or (iii) to any parent, subsidiary or affiliate corporation of Tenant which remains as such; or (iv) to any corporation which acquires 50% or more of the issued and outstanding membership, voting stock or other interests (or such lesser percentage as shall be sufficient to acquire voting control) of or in Tenant or of Tenant’s parent corporation; or (v) to any corporation which operates a chain of motion picture theatres having at least 10 theatres in at least (4) four states, and in all cases to and to any subsidiary or affiliate of such corporation, provided that such corporation duly and validly then guarantees the performance of the obligations of such subsidiary or affiliate under this Lease and further provided: (A) Tenant shall (to the extent still existing) remain fully liable and responsible for all obligations and liabilities of the Tenant under this Lease; (B) any such assignment or sublease shall not affect the Guaranty, which shall remain in full force and effect; and (C) in no event may Tenant subdivide the Leased Premises without Landlord’s prior written consent. If Landlord approves the assignment of this Lease by Tenant, Tenant and Guarantor shall not be released from liability under this Lease for the balance of the ihen existing term of the Lease. Tenant and Guarantor shall not be liable for obligations occurring during any renewals or extensions of the term of this Lease beyond the Lease term during which such Landlord approved assignment occurred. Notwithstanding anything set forth in this Article 21 to the contrary, Tenant may sublease a portion or portions of the Leased Premises to a licensee or concessionaire for any of the Permitted Uses set forth in Section 1.13 hereof or for any other purpose that is complimentary to Tenant’s Permitted Use of the Leased Premises without Landlord’s prior consent, provided that Tenant shall continue to operate the theatre and restaurant. Notwithstanding the foregoing, and without conferring any rights upon Tenant, Tenant shall submit the request for a transfer, in writing, with sufficient time and information for Landlord to make an informed decision regarding the qualifications of the proposed transferee. (b) Landlord’s consent to a transfer shall not constitute a waiver of Landlord's right not to consent to a subsequent transfer. The receipt of rental or additional rental from any party other than Tenant shall not be deemed to be a consent to a iransfer, nor shall that receipt relieve Tenant of its obligation to pay rental or additional rental for the Term, Tenant shall not have a claim and waives the right to any claim against Landlord for damages because of the refusal, withholding or delaying by Landlord of consent. Tenant's only remedies shall be an action For specific performance or an injunction to enforce a consent requirement. (c) Each transfer to which Landlord has consented shall be in writing, in a form satisfactory to Landlord and executed by the transferor and transferee. The transferee shall agree, in writing, to assume, be bound by and perform the covenants and conditions of this Lease. Tenant shall deliver to Landlord a statement within 30 days after the end of each Lease Year, and within 30 days after the expiration or earlier termination of the Term, specifying each transfer in effect during the period covered by the statement, as well as: (a) the date of the transfer document’s execution and delivery; (b) the square footage of the rentable area demised and the term; and (c) a computation in46288274v9 25 University Mall, Tampa - Studio Movie Grill

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reasonable detail showing the amounts, if any, paid and payable by Tenant to Landlord for the transfer pursuant to this subsection. Tenant shall not be released from liability or relieved of its obligations, unless Landlord expressly agrees otherwise in writing. If the Minimum Rental, Percentage Rental, additional rental or other payment to be paid to Tenant from a transfer exceeds the rental and additional rental Tenant is required to pay Landlord under this Lease, then Tenant shall pay to Landlord the entire amount of the excess, without prior demand, which shall be deemed additional rental. (d) If Tenant (or a guarantor of the Lease) is a nonpublic corporation and the control of the corporation changes, Tenant shall notify Landlord. (e) Tenant agrees to pay Landlord $2,000.00 (the “Transfer Fee”) to reimburse Landlord for attorneys' fees and administrative expense for the review, processing or preparation of any document in connection with a transfer, whether or not Landlord's consent to the transfer is required or obtained. (f) If Landlord is not permitted to terminate this Lease because of the provisions of Title 11 of the United States Code relating to Bankruptcy, as amended (“Bankruptcy Code”), Tenant agrees, as a debtor in possession or any trustee for Tenant, within 15 days after Landlord's request to the Bankruptcy Court, to assume or reject this Lease. Tenant, on behalf of itself and any trustee, agrees not to seek or request an extension or adjournment of the application to assume or reject this Lease. In no event after the assumption of this Lease shall an existing default remain uncured for a period more than the earlier of 10 days or the time period specified in this Lease. If a filing of a petition under the Bankruptcy Code occurs, Landlord shall not have an obligation to provide Tenant with services or utilities unless Tenant has paid and is current in all payments of rental and additional rental. (g) Intentionally omitted. (h) Notwithstanding anything to the contrary set forth in this Lease, Landlord and Tenant hereby agree as follows: (a) Landlord hereby consents to Tenant’s grant or conveyance of a mortgage, deed of trust, lien or other encumbrance (a “Leasehold Mortgage”) of the leasehold interest or other estate created by this Lease, in favor of Goldman Sachs Specialty Lending Group, L.P., as agent for certain lenders (together with their respective successors and assigns, “Leasehold Mortgagee”) and recording or filing of the same along with a memorandum of lease or other evidence of Tenant’s estate in the real property records where the Leased Premises is located, as security for certain loans and other financial accommodations made to Tenant or its affiliates, together with a lien on or security interest in all of Tenant’s right, title, and interest in and to Tenant’s equipment, personal property and movable trade fixtures that now or hereafter may constitute a part of the leasehold improvements and which are not affixed to the Leased Premises, title to which are vested in Tenant or which may be located at or on the Leased Premises (collectively, the “Pledged Collateral”), and Tenant’s pledge of the equity or ownership interests of Tenant (the “Equity Pledge") in favor of Leasehold Mortgagee. The Pledged Collateral shall specifically exclude the following: Landlord’s fixtures, furniture, equipment and other personal property located within the Leased Premises or Shopping Center; the floor coverings within the Leased Premises; the wall coverings within the Leased Premises; the ceiling coverings within the Leased Premises; all interior and exterior lighting fixtures at the Leased Premises; and all personal property and fixtures which are attached to the Leased Premises. Landlord’s foregoing consent shall not be deemed consent to any further lien or encumbrance of this Lease and if Tenant seeks to grant any such further lien or encumbrance, it must first obtain Landlord’s consent on the terms and conditions set forth in this Lease, which consent shall not be unreasonably withheld, conditioned or delayed. Leasehold Mortgagee may46288274v9 26 University Mall, Tampa - Studio Movie Grill

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enforce ils rights under the Leasehold Mortgage and acquire title to Tenant's leasehold estate in any lawful way, and pending foreclosure of such Leasehold Mortgage, may take possession of and rent the Leased Premises upon the terms and conditions of this Lease after accepting assignment of Tenant’s obligations under the Lease and curing any Tenant defauit(s) then existing under the Lease, and upon foreclosure or conveyance in lieu of foreclosure thereof may, subject to written consent of Landlord on the terms and conditions for consent to assignment set forth in the foregoing Section 21(a), sell and assign Tenant's leasehold estate by assignment in which the assignee shall expressly assume and agree to observe and perform all the covenants, duties and obligations of Tenant herein contained, and which assignee shall meet or exceed the criteria set forth in Section 21(a)(i) of this Lease. Upon any such assignment, the Leasehold Mortgagee shall have no liability under this Lease for obligations arising after said assignment. Upon execution of [he Leasehold Mortgage, a true copy thereof shall be delivered promptly to Landlord. Leasehold Mortgagee shall be liable to perform the obligations herein imposed on Tenant only during the period Leasehold Mortgagee has possession or ownership of the leasehold estate. Nothing contained in the Leasehold Mortgage shall release or be deemed to relieve Tenant from full and faithful observance and performance of its covenants herein contained or Grom any liability for the nonobservance or nonperformance thereof, nor be deemed to constitute a waiver of any rights of Landlord, and the terms, covenants and conditions of this Agreement shall control in case of any conflict with the provisions of the Leasehold Mortgage. Landlord acknowledges that Tenant’s equity interests are being encumbered pursuant to the Equity Pledge and that Leasehold Mortgagee is the beneficiary thereunder and that in its capacity as a pledgee shall be granted a collateral assignment in and to all rights of the pledged interests and all distributions and profits in connection therewith, and Leasehold Mortgagee and its successors and assigns shall be entitled to assign its respective rights with respect to the Equity Pledge and the pledged interests to any successor or assignee without Landlord’s prior consent; provided, however, that in no event shall any such encumbrance upon, or collateral assignment of, Tenant’s equity interests ever affect or diminish the right of Landlord to receive, or excuse the payment of, rentals and other obligations of Tenant under this Lease. (b) The parties agree as follows: (i) Landlord will make good faith efforts to deliver to the Leasehold Mortgagee, at 6011 Connection Drive, Irving, Texas 75039, Attention: Studio Movie Grill Account Manager, Facsimile No. 972-368-5099, or such other address as is designated in writing by Leasehold Mortgagee to Landlord, a copy of any notice or other communication from Landlord to Tenant under this Lease at the lime of giving such notice ot communication to Tenant. No notice of default, no termination of this Lease, or any of Tenant’s rights under this Lease, shall be effective unless (i) prior written notice thereof shall have been given to Tenant in accordance with this Lease, and (ii) a copy thereof shall also have been given to Leasehold Mortgagee in accordance with this Section 21, subparagraph (h). No ex parte proceedings to terminate this Lease shall be undertaken by Landlord. Landlord’s failure to deliver any such notice or other communication to the Leasehold Mortgagee shall not constitute a default under this Lease,(ii) Leasehold Mortgagee shall have the opportunity for no less than ten (10) days or any longer period afforded to Tenant under the Lease from its receipt a notice given pursuant to Section 21(h) to cure such default, or cause the same to be cured, and Landlord shall accepl such performance by or at the instance of such mortgagee as if the same had been made by Tenant. Notwithstanding the foregoing to the contrary, Leasehold Mortgagee shall have no obligation to effect any such cure. (iii) Landlord will not consent to or enter into any material modification or termination of this Lease without the prior written consent of Leasehold Mortgagee. 46288274v9 27 University Mall, Tampa - Studio Movie Grill

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(iv) If this Lease is terminated for any reason, Landlord shall provide Leasehold Mortgagee with prompt written notice thereof; and the opportunity, within sixty (60) days after the date of termination, for Leasehold Mortgagee or a replacement tenant acceptable to Landlord which meets the criteria set forth in Section 21(a)(i) of this Lease, to enter into a new lease or leases with Landlord containing the same terms and conditions as, and for the remaining period covered by, the terminated Lease, provided that in any such event, Leasehold Mortgagee shall: (a) cure all Tenant defaults that are capable of cure by Leasehold Mortgagee and not personal to Tenant; and (b) pay all outstanding amounts owed to Landlord pursuant to this Lease (including, without limitation, the Transfer Fee). (v) If Leasehold Mortgagee succeeds to Tenant’s interest under this Lease by virtue of foreclosure, deed-in-lieu of foreclosure or otherwise, Landlord agrees to allow Leasehold Mortgagee or a replacement tenant acceptable to Landlord which meets the criteria set forth in Section 21 (a)(i) of this Lease up to sixty (60) days after succeeding to Tenant’s interest under this Lease to assume this Lease in writing or, if Landlord elects, to enter into a new lease or leases with Landlord containing the same terms and conditions as, and for the remaining period covered by, the terminated Lease, provided that Leasehold Mortgagee shall: (a) cure all Tenant defaults that are capable of cure by Leasehold Mortgagee and not personal to Tenant; and (b) pay all outstanding amounts owed to Landlord pursuant to this Lease (including, without limitation, the Transfer Fee). (vi) Landlord confirms that each and every right which the Landlord may now or hereafter have, to have or obtain a lien on, to levy or distrain upon for rent, or to claim or assert title to or any lien or interest in, any Pledged Collateral, whether by reason of the installation or affixation of such Pledged Collateral to the Leased Premises, or otherwise, shall be subordinate to any interest the Leasehold Mortgagee has in the Pledged Collateral. During the term of the Lease and for a period of thirty (30) days after any expiration or termination of the Lease, Leasehold Mortgagee may remove equipment or other assets constituting Pledged Collateral in accordance with the Leasehold Mortgagee’s agreements with Tenant, provided that Leasehold Mortgagee and any of its agents shall agree in writing to the terms of this subparagraph (vi) prior to entry upon the Leased Premises. Leasehold Mortgagee shall promptly repair all damage to the Leased Premises caused by Leasehold Mortgagee and its agent(s), and shall pay Landlord for all rent and other charges due under this Lease for any period during which the Pledged Collateral remains situated in the Leased Premises after expiration or termination of the Lease. Landlord agrees that it will grant to Leasehold Mortgagee the right of entry at any reasonable time during the thirty (30) day period immediately following the expiration or termination of the Lease to remove said equipment or other Pledged Collateral from the Leased Premises. (vii) Not later than ten (10) business days after request by Tenant or Leasehold Mortgagee, Landlord agrees to provide an estoppel certificate or other instruments confirming: (i) that a true, complete and correct copy of the Lease is attached to such certificate, along with any amendments thereo; (ii) that the Lease is in full force and effect and has not been modified, amended or changed in any manner whatsoever, and constitutes the entire agreement between Landlord and Tenant, of if amended, listing all amendments thereto; (iii) that to Landlord’s knowledge, (1) all rents, fees, additional rents and other sums due and payable by Tenant under the Lease are set forth in the Lease and have been paid in full (or if not paid in full indicating the amounts owing), and (2) no event has occurred which with the passage of time, the giving of notice or both, would constitute a default or an event of default by Tenant under the Lease (or if such an event exists specifying the same); and (iv) such other matters as may be reasonably requested by Leasehold Mortgagee or are necessary to effectuate the terms of this Section 21, subparagraph (h). 28 University Mai], Tampa - Studio Movie Grill

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(viii) Not later than ten (10) business days after request by Landlord or Mortgagee, Tenant agrees to provide (a) a subordination, non-disturbance and attornment agreement with the joinder thereto executed by Leasehold Mortgagee to the extent of its interest in the Lease, and (b) an estoppel certificate or other instruments confirming: (i) that a true, complete and correct copy of the Leasehold Mortgage is attached to such certificate; (ii) that the Leasehold Mortgage is in full force and effect and has not been modified, amended or changed in any manner whatsoever, and constitutes the entire agreement between Landlord and Tenant; (iii) that to Tenant's knowledge, (1) any sums due and payable by Tenant under the Leasehold Mortgage have been paid in full (or if not paid in full indicating the amounts owing), and (2) no event has occurred which with the passage of time, the giving of notice or both, would constitute a default or an event of default by Tenant under the Leasehold Mortgage (or if such an event exists specifying the same); and (iv) such other matters as may be reasonably requested by Mortgagee or are necessary to effectuate the terms of this Section 21, subparagraph (h). ARTICLE 22 - Access to Premises Tenant agrees that Landlord, its agents, employees, servants or any person authorized by Landlord, may enter the Leased Premises to: (a) inspect its condition; (b) make repairs, additions or improvements to any part of the Shopping Center, including the Leased Premises; (c) exhibit the Leased Premises to prospective purchasers of the Shopping Center; (d) place notices during the last 60 days of the Term in the Leased Premises at such places as may be determined by Landlord; (e) perform construction on or near the Leased Premises; and (f) post notices of non­responsibility. Any provision of this Lease to the contrary notwithstanding, Landlord shall exercise its rights under this Article 22, and shall otherwise cause to be performed and completed any construction or other work in the Shopping Center: (i) so as to not change the size, shape, configuration, store frontage or location of the Leased Premises; (ii) so as to minimize interference with Tenant’s business at the Leased Premises; (iii) so as to not materially impair access to the Leased Premises; and (iv) so as to maintain adequate, reasonable proximate, parking to service the Leased Premises and the Shopping Center. Furthermore, in no event shall Landlord permit the placement or construction of any improvement, display, signage or other items that materially impair either access to the Leased Premises. Landlord shall at all times be responsible for insuring that the Joint Use Areas comply with all applicable laws and governmental requirements. Tenant acknowledges and agrees that there shall be two (2) entrances to the Leased Premises for customers and invitees of Tenant: one entrance shall be through the upper level of the Shopping Center (the "Mall Entrance"), and the other entrance to the Leased Premises for customers and invitees of Tenant shall be tlirough the upper level of the parking deck adjacent to the Leased Premises (the “Garage Entrance”). Tenant shall construct the Mall Entrance in accordance with the plans approved by Landlord, and operate the Mall Entrance so that it remains open for use by Tenant's customers and invitees at all times that the Shopping Center is open for business. The Shopping Center typically closes promptly following the normal operating hours of the other tenants of the Shopping Center (typically 9:00 P.M.). Tenant’s customers and invitees may access the Leased Premises via the Mall Entrance until the last scheduled movie start time of the day, after which time the second level of the Shopping Center shall be closed to the public. Notwithstanding the foregoing, in no event shall Landlord be required to keep the second level of the Shopping Center open beyond midnight. Once the second level of the Shopping Center is closed to the public, Tenant’s customers and invitees will be required to exit the Leased Premises into the parking deck rather than through the Mall Entrance. 46288274v9 29 University Mall, Tampa - Studio Movie GnII

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ARTICLE 23 - Default (a) The following shall be a default by Tenant: (i) The failure to pay when due an installment of rental, or any other payment required to be made in whole or in part, if the failure shall continue for more than 10 days after written notice that same is past due, provided that any such notice given by Landlord shall be in lieu of, and not in addition to, any notice required by state law; and/or (ii) The abandonment or vacation of the Leased Premises or any part of it; and/or(iii) The failure to observe or perform any other provision of this Lease, if the failure continues for 30 days after written notice to Tenant; if the default cannot reasonably be cured within 30 days, Tenant shall not be in default if Tenant begins to cure the default within 30 days and diligently cures the default; and/or(iv) The making by Tenant of a general assignment for the benefit of creditors; the filing by or against Tenant of a petition to have Tenant adjudged a bankrupt, or of a petition for reorganization or arrangement under any law relating to bankruptcy (unless a petition filed against Tenant is dismissed within 60 days); the appointment of a trustee or receiver to take possession of substantially all of Tenant's assets located at the Leased Premises or of Tenant's interest in this Lease if possession is not restored to Tenant within 30 days; or the attachment, execution or other judicial seizure of substantially all of Tenant's assets located at the Leased Premises, or of Tenant's interest in this Lease, if the seizure is not discharged within 30 days; and/or(v) The failure more than twice within a 12-month period to make any payment of rental, provided Landlord has given Tenant the required written notices in each case. The third failure shall be a non- curable default. (b) In addition to any other remedies available to Landlord at law or in equity for default by Tenant, Landlord shall have the immediate option to terminate this Lease and the rights of Tenant by written notice to Tenant. If Landlord elects to terminate, Landlord shall have the right to recover from Tenant as damages: (i) The worth at the time of the award of any unpaid rental which has been earned at the time of termination; and (ii) The worth at the time of the award of the amount by which the unpaid rental which would have been earned after termination until the time of award exceeds the amount of rental loss Tenant proves could have been reasonably avoided; and (iii) The worth at the time of award of the amount by which the unpaid rental for the balance of the Term after the time of award exceeds the amount of rental loss Tenant proves could be reasonably avoided; and 46Z88274v9 30 University Mall, Tampa - Studio Movie Grill

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(iv) Any other amount necessary to compensate Landlord for the detriment proximately caused byTenant's failure to perform its obligations (including the costs and expenses of recovering the LeasedPremises and reasonable attorneys' fees) or which would be likely to result from Tenant's failure; and(v) At Landlord's election, other amounts permitted by applicable law. (c) The word “award” means a judgment issued or rendered in favor of Landlord in a proceeding or action to recover damages from Tenant. The phrase “at the time of the award” means the date of entry of such a judgment. All sums, other than Minimum Rental, shall be computed based on the average monthly amount accruing during the 24 month period preceding the default. However, if it becomes necessary to compute the rental before the 24 month period has occurred, the rental shall be computed on the basis of the average monthly amount accruing during that shorter period. As used in paragraphs (i) and (ii) above, the “worth at the time of the award” is computed by allowing interest at the Interest Rate. As used in paragraph (iii) above, the “worth at the time of the award” is computed by discounting that amount at the discount rate of the Federal Reserve Bank of Chicago, at the time of award, plus 1 %. In order to determine the amounts payable under ARTICLE 23, Percentage Rental shall be included as additional rental and determined based on the average annual Net Sales for the 36 months (or, if Tenant has been operating in the Leased Premises less than 36 months, on the average Net Sales for the 12 month period) preceding the termination of Tenant's right to possession of the Leased Premises. (d) Landlord shall also have the right if Tenant defaults under this Lease to terminate Tenant’s right to possession of the Leased Premises (without terminating this Lease) and solely pursuant to applicable notice, legal process and procedure re-enter the Leased Premises and remove all persons and property from the Leased Premises. The property may be stored at Tenant's cost. Landlord shall not be liable to Tenant for loss or damage resulting from an entry by Landlord. Tenant shall pay as additional rental, upon demand, expenses incurred or paid by Landlord because of Landlord's entry. If two or more or any combination of individuals, corporations, partnerships or other business associations (“Individuals”) sign this Lease as Tenant or guarantee this Lease as Guarantors, the liability of each individual group to pay rental and perform the obligations under this Lease shall be joint and several. The failure or refusal by Landlord to proceed against all the (or any combination of the) Individuals comprising Tenant or against Tenant or against one or more of the Guarantors shall not be a release or waiver of rights which Landlord may possess against the others, nor shall the granting by Landlord of a release of or execution of a covenant not to sue any one or more of the (or any combination of the) Individuals comprising the Tenant or the Guarantors be a release or waiver in whole or in part of rights which Landlord may possess against the others. If either party institutes legal suit or action for enforcement of an obligation, venue shall be in the location where the Shopping Center is located. Landlord Default: Landlord shall not be in default unless and until Landlord shall have failed lo perform its obligations under this Lease for 30 days (or within such additional time as is reasonably required) after written notice to Landlord properly specifying Landlord's failure to perform the obligations, and a court of competent jurisdiction has determined that Landlord is in default. (e) If all or any part of the Leased Premises are vacated or abandoned by Tenant, or if Landlord elects to reenter or take possession of the Leased Premises pursuant to legal proceedings or notice, and if Landlord does not elect to terminate this Lease, then Landlord may from time to time, without terminating this Lease, either recover rental as it becomes due or relet the Leased Premises or any part of it for any length of time, rental and conditions that Landlord in its sole discretion deems advisable. Landlord shall have the right to make alterations and repairs to the Leased Premises. If Tenant has left all or any of its trade fixtures, furniture, furnishings, signs, stock or other46288274v9 31 University Mai!, Tampa - Studio Movie Grill

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personal property in the Leased Premises, that shall not preclude a determination that a vacation or abandonment has occurred. (f) If Landlord elects to relet, rental received by Landlord from reletting shall be applied: First, to the payment of indebtedness other than rental due Landlord from Tenant; second, to the payment of the cost of reletting; third, to the payment of the cost of alterations and repairs to the Leased Premises; fourth, to the payment of rental due and unpaid; and the remainder, if any, shall be applied to the payment of future rental that may become due. If the rental received from reletting during any month which is applied to the payment of rental is less than the rental payment during that month by Tenant, Tenant shall pay the deficiency to Landlord. The deficiency shall be calculated and paid monthly. Tenant shall also pay Landlord, as soon as ascertained, the costs and expenses incurred by Landlord to relet or make alterations and repairs not covered by the rental received from the reletting of the Leased Premises. In all events, Landlord shall exercise commercially good faith and diligent effort to mitigate its damages arising from a Tenant default. (g) A reentry or taking possession of the Leased Premises by Landlord shall not be construed to be an election to terminate this Lease, nor shall it cause a forfeiture of rental remaining to be paid during the balance of the Term, unless a written notice of that intention is given to Tenant or the termination is decreed by a court of competent jurisdiction. Notwithstanding a reletting without termination by Landlord because of default by Tenant, Landlord may at any time after reletting elect to terminate this Lease for any default. (h) Tenant expressly waives any right or defense it may have to claim a merger, and neither the commencement of an action or proceeding nor the settlement of, or entering of judgment for any action or proceeding shall bar Landlord from bringing subsequent actions or proceedings, based upon other or subsequently accruing claims, or based upon claims or events which have previously accrued and not been resolved in any prior action, proceeding or settlement. The parties waive trial by jury in any action, proceeding or counterclaim brought by either of the parties against the other, regardless of whether such action, proceeding or counterclaim is related to a default under this Lease. (i) If Landlord defaults in connection with Tenant’s Exclusive Use, then during the continuance of such breach, Tenant’s sole remedies shall be: (i) in lieu of any of the Rent otherwise payable by Tenant, Tenant shall pay Landlord 50% of the Minimum Rental otherwise payable by Tenant together with all additional rental described herein; and (ii) if such breach continues more than six (6) months, Tenant may, as its sole and exclusive remedy, elect one of the following options: (a) terminate this Lease by giving notice to Landlord within thirty (30) days of the expiration of such six-month period; or (b) continue under this Lease at the full rental amounts specified herein; or(c) seek an injunction from a court of competent jurisdiction; provided that Tenant must select option (a), (b) or (c) within thirty (30) days of the expiration of the sixth (6th) month of such breach and give written notice to Landlord of such selection, and if Tenant fails to timely give such notice, then Tenant shall be deemed to have selected option (b) above. Notwithstanding the above, Landlord shall not be in default of this Lease if a tenant of the Shopping Center violates Tenant’s Exclusive Use without Landlord’s consent. AJRTICLE 24 - Surrender of Premises Tenant shall, upon expiration of the Term, or the earlier termination of this Lease, except for normal wear and tear, the effect of takings and casualties as provided in this Lease, and acts of God (subject to all provisions relating to the46288274v9 32 University Mall, Tampa - Studio Movie Grill

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use of insurance proceeds herein), surrender to Landlord, without damage, injury, disturbance or payment, the Leased Premises including, without limitation, all apparatus, equipment, alterations, improvements and additions by either party to, in, upon or about the Leased Premises. If Tenant shall be in default, subject to the rights of any lienholders upon Tenant’s personal property, Tenant shall not have the right to remove trade fixtures, signs and other personal property. They shall remain or become, as the case may be, the property of Landlord. Tenant, at its sole expense, shall immediately repair damage to the Leased Premises caused by Tenant vacating the Leased Premises or by Tenant's removal of trade fixtures, signs and other personal property. Tenant shall comply with all laws and governmental regulations applicable to the removal and repair of the property, Tenant shall not create a disturbance or health problem for customers, agents, invitees or other parties in the Shopping Center as result of the removal or repair. Any property not removed may be deemed by Landlord to be abandoned by Tenant and may be retained by Landlord or may be removed and stored for Tenant, at Tenant's sole cost. Tenant shall surrender the Leased Premises to Landlord free of Hazardous Materia! and free of any violation of any environmental rule Dr regulation. Tenant's obligation to observe and perform the provisions of this ARTICLE 24 shall survive the expiration of the Term or earlier termination of this Lease. ARTICLE 25 - Tenant's Conduct of Business (a) Except during periods when Tenant is closed due to remodeling, renovation (provided such remodeling and renovation is approved by Landlord in writing in advance, in Landlord’s commercially reasonable discretion), casualty or condemnation, Tenant covenants to operate within the entire upper floor of the Leased Premises the business it is permitted to operate under Reference Provision 1.03 during standard industry minimum daily operating hours of 2:00 p.m. to 10:00 p.m., except any portion of the Leased Premises while that portion is untenantable because of fire or other casualty. Tenant agrees to conduct its business at all times in a first-class manner consistent with reputable business standards and practices, and to maintain within the Leased Premises trade fixtures adequate to service and supply the usual demands of its customers. Tenant shall keep the Leased Premises in a neat, safe, clean and orderly condition. Tenant also agrees to conduct Tenant's business under the Trade Name set forth in the Reference Provisions, which Tenant represents that it has a right to use. A vacation or abandonment of other premises by any other tenant, occupant or anchor in the Shopping Center shall not release Tenant from its obligations under this Lease, notwithstanding anything to the contrary contained in this Lease,If Tenant shall request Landlord’s approval to open the Leased Premises for business for periods beyond what is set forth above and Landlord shall approve such request, Tenant shall pay for any additional costs incurred by Landlord in connection with such extended hours, including but not limited to the cost of security, heating, ventilating and air- conditioning the Leased Premises and the Joint Use Areas required in order to access the Leased Premises, and any extra maintenance and/or repair to the Joint Use Areas required as a result of such extended operating period. Additionally, Tenant shall be responsible for any such extraordinary additional maintenance, security or other costs which are incurred by Landlord as a result of Tenant’s use of the Leased Premises during normal operating hours. (b) Tenant covenants to operate its business at the Leased Premises continuously and uninterruptedly during the first ten (10) Lease Years of this Lease, except in the event, and only to the extent, that all or any portion of the Leased Premises is untenantable because of fire or other casualty. (c) Satellite Dish. Landlord shall permit Tenant limited access to the roof of the Leased Premises 10 install and maintain a satellite dish (“Satellite”) subject to the following terms and conditions. Tenant expressly acknowledges46288274v9 33 University Mali, Tampa - Studio Movie Grill

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and agrees that Tenant shall submit proposed plans and specifications for any such Satellite to Landlord. Landlord shall have not less than ten (10) business days from the receipt of such plans to review and approve, modify and/or alter such plans and specifications. Notwithstanding anything to the contrary, Tenant shall cause the Satellite to be constructed and maintained so as to not interfere with or compromise Landlord’s warranty on the roof of the Leased Premises. Tenant shall be solely responsible for the total cost and expense of such Satellite, including, upon the expiration or earlier termination of this Lease, the cost and expense to remove the Satellite and restore Landlord’s roof to its original condition. ARTICLE 26 - Rules and Regulations Tenant shall require its employees, agents and contractors to comply with reasonable and non-discriminatory rules and regulations made by Landlord from time to time regarding the operation of the Shopping Center or the Leased Premises including, but not limited to, the following: (a) Tenant shall not put on the glass and supports of the windows (nor within 12 inches of any window), doors or exterior walls of the Leased Premises any signs, advertising placards, names, insignias, trademarks or descriptive material. No signs or other items shall be placed within the Leased Premises if they materially obstruct a view of the Leased Premises. Tcnani shall not place vents, structures, improvements or obstructions on the exterior of the Leased Premises without Landlord's written consent. Landlord shall have the right, without giving notice to Tenant and without liability, to restore the Leased Premises and remove property from lire Leased Premises unless the size, type, color, location, copy, nature and display qualities of the property were approved by Landlord in writing. The cost of the restoration and removal of property shall be paid for by Tenant promptly upon receipt of a bill. Tenant shall not place a sign on the roof of the Leased Premises notwithstanding anything in this Lease to the contrary. (b) No awning or other projections shall be attached to the outside walls of the Leased Premises or the Shopping Center without the written consent of Landlord. (c) Loading and unloading of goods shall be done only at the times, in the areas and through the entrances designated by Landlord. (d) Garbage shall be kept in the kind of container approved by Landlord’s fire and casualty consultants and shall be removed and deposited daily in mass disposal containers in the manner prescribed from time to time by Landlord. Landlord shall provide or designate a service for collection of garbage from designated mass disposal containers. (e) Except solely for Tenant’s own internal operations use within the Leased Premises, no radio or television aerials or other receivers and/or equipment, infrared transmitters/receivers, cabling, telecommunications systems (including but not limited to switching, relay, hub or booster systems) shall be erected or placed within the Leased Premises or on the roof or walls (interior or exterior) of the Leased Premises or the Shopping Center without the written consent of Landlord, which shall not be unreasonably withheld, conditioned or delayed. If Landlord's consent is not received, anything erected or placed on the roof or elsewhere within the Shopping Center may be removed, without notice, and any damage to the walls or roof or elsewhere within the Shopping Center shall be the responsibility of Tenant. Tenant's access to the roof is limited to the maintenance of equipment installed with Landlord's approval and inspections for damage. Tenant shall not go on the roof without the written approval of Landlord, 46288274v9 34 University Mall, Tampa - Studio Movie Grill

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(f) No loudspeakers, televisions, phonographs, radios, flashing lights, machinery or other devices shall be heard or seen outside of the Leased Premises at unreasonable sound or light levels without the prior written consent of Landlord. (g) No auction, fire, bankruptcy or selling-out sales shall be conducted without the written consent of Landlord,(h) Tenant shall keep its display windows and signs illuminated every day of the Term during the hours designated by Landlord. (i) Except as provided herein, Tenant shall not place nor permit obstructions, garbage, refuse, improvements, merchandise or displays in the Joint Use Areas without Landlord’s consent which shall not be unreasonably withheld, conditioned, or delayed. 0) Tenant shall use the pest extermination contractor that Landlord may choose, and when Landlord requires Tenant to do so. Tenant shall not keep or permit any animals in the Leased Premises, unless expressly allowed by in this Lease, or unless used by disabled persons. (k) Intentionally omitted. (l) Tenant shall not carry on any trade or occupation or operate any instrument, apparatus or equipment which emits an odor or causes a noise outside the Leased Premises or which is offensive, except for movie theatre and restaurant odors or noises, provided such odors or noises do not rise to an excessive level as determined by Landlord in Landlord’s reasonable discretion. (m) Tenant shall not put temporary signs or fixtures (including portable trade fixtures, displays and folding tables) for the display of merchandise within one (1) foot of either side of any entrance to the Leased Premises. Merchandise displays shall not extend beyond the frontage line of the Leased Premises. (n) Tenant shall not use or permit the Leased Premises to be used for living, sleeping, residential or lodging purposes, (o) Tenant shall not use the plumbing for a purpose other than that for which it is constructed. No grease or foreign substance shall be put in the plumbing, and the expense of any resulting breakage, stoppage or damage (whether on or off the Leased Premises) shall be borne by Tenant. (p) Except witli Landlord’s prior consent which shall not be unreasonably withheld, conditioned or delayed, and except as otherwise provided herein in connection with the box office, Tenant shall not in the Joint Use Areas: (i) vend, peddle or solicit orders for sale or distribution of any merchandise, device, service, periodical, book, pamphlet or other matter; (ii) exhibit any sign, placard, banner, notice or other written material;(iii) distribute any circular, booklet, handbill, placard or other material;46288274v9 35 University Mall, Tampa - Studio Movie Grill

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(iv) solicit membership in any organization, group or association or contribution;(v) parade, patrol, picket, demonstrate or engage in conduct that might interfere with or impede the use of the Joint Use Areas by any customer, invitee or employee, create a disturbance, attract attention or harass, annoy, disparage or be detrimental to the interest of any of the other tenants;(vi) use the Joint Use Areas for any purpose when none of the retail establishments within the Shopping Center are open for business; (vii) panhandle, beg or solicit funds; nor (viii) solicit business. (q) Tenant shall have the responsibility for protecting the Leased Premises from theft, robbery and pilferage, and shall subject to compliance with applicable legal requirements keep non-customer doors locked. (r) No symbol, design, name, mark or insignia adopted for or used by Landlord in the Shopping Center shall be used by Tenant without the prior written consent of Landlord. (s) Intentionally omitted. (t) Tenant shall store and stock in the Leased Premises only goods, wares, merchandise, food, beverages and other property necessary for the conduct of Tenant's business. Landlord shall have all remedies provided in this Lease for the breach of any of the provisions of ARTICLE 26. Tenant agrees to pay Landlord, upon demand, in addition to and not in lieu of Landlord's other remedies, $70 per violation of any of the rules and regulations, per day. Landlord shall have the right to grant variances of the rules and regulations, and shall enforce the rules and regulations at its sole discretion. ARTICLE 27 - Eminent Domain (a) If the entire Leased Premises is appropriated or taken under eminent domain by any public or quasi-public authority, the term of this Lease shall terminate on the date of the taking. Landlord and Tenant shall be released from liability first accruing after that date. If more than 25% of the square footage of floor area (including a mezzanine, if any) of the Leased Premises is taken under eminent domain by any public or quasi-public authority, or if because of the appropriation or taking, regardless of the amount taken, the remainder of the Leased Premises is not usable for the purposes specified in Reference Provision 1.13 (i) and (ii), either Landlord or Tenant shall have the right to terminate this Lease as of the date Tenant is required to vacate such portion of the Leased Premises which has been taken, by giving notice to the other in writing within 60 days after the date of the taking. Landlord and Tenant shall be released from liability accruing after that date. (b) Landlord and Tenant shall each be entitled to receive and retain such taking or condemnation separate awards and/or portions of lump sum awards as may be awarded to their respective interests in any condemnation proceedings, provided that any separate award in favor of Tenant shall not impact or reduce any separate award for46288274v9 36 University Mall, Tampa - Studio Movie Grill

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which Landlord is eligible. In the event the condemning authority awards one lump sum to Landlord for any taking, Tenant shall be entitled to a reasonable and equitable portion of such sum for Tenant Improvements, Tenant’s Alterations, Tenant’s loss of leasehold and goodwill, disruption of business, and removal and relocation of Tenant’s Personal Property. (c) If Landlord and Tenant elect not to terminate this Lease, Tenant shall remain in the portion of the Leased Premises which has not been appropriated or taken. If Tenant receives an award in a condemnation proceeding, Tenant agrees, at Tenant's cost and expense, to restore the remaining portion of the Leased Premises to the quality and character that existed prior to the appropriation or taking as soon as reasonably possible. The Minimum Rental shall be adjusted, on an equitable basis, talcing into account the relative value of the portion taken compared to the portion remaining, A voluntary sale or conveyance in lieu of condemnation, but under threat of condemnation, shall be deemed an appropriation or taking under eminent domain. Tenant shall not have a claim against Landlord because of a taking. ART ICLE 28 - Attorneys' Fees If, during the Term or afterwards, either party institutes an action, proceeding or counterclaim against the other relating to this Lease, or a default, the unsuccessful party shall reimburse the successful party for the total amount of court costs, expenses and reasonable attorneys' fees actually incurred, the parties waiving any statute, rule of law or public policy to the contrary. This ARTICLE 28 shall survive the expiration or termination of this Lease. AJRTICLE 29 - Sale of Premises by Landlord In the event of the sale or exchange of the Leased Premises or the Shopping Center and the assignment of this Lease, Landlord shall be relieved of all liability for the subsequently accruing covenants and obligations in or derived from this Lease, or arising out of any subsequently occurring act, occurrence or omission relating to the Leased Premises or this Lease. The covenants, representations and obligations of Landlord shall be binding on Landlord only during the period that Landlord has an ownership interest in the Shopping Center. ARTICLE 30 - Notices Notices and demands shall be given in writing by personal delivery or sent by certified mail or by nationally recognized overnight courier service, addressed to Landlord and to Tenant at the addresses specified in the Reference Provisions or at the addresses which were hist specified by notice by Landlord or Tenant. Notices or demands shall be deemed to have been given, made or communicated on the date they were deposited in the United States mail as certified matter, with postage fully prepaid. 4628S274v9 37 University Mall, Tampa - Studio Movie Grill

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ARTICLE 31 - Remedies Except as provided herein to the contrary (see, for example, Section 23(i)), all rights and remedies of Landlord and Tenant under this Lease or at law are cumulative, and the exercise of one or more rights or remedies shall not exclude or waive the right to the exercise of any others. All rights and remedies may be exercised and enforced concurrently, whenever and as often as desirable. ARTICLE 32 - Successors and Assigns All covenants, promises, conditions, representations and agreements shall be binding upon, apply and inure to Landlord and Tenant and their heirs, executors, administrators, successors and assigns. The provisions of ARTICLE 21 hereof shall not be affected by this ARTICLE 32. ARTICLE 33 - Representations Tenant agrees that Landlord, its employees and agents have made no representations, inducements or promises about the Leased Premises, the Shopping Center or this Lease, or about the characteristics or conditions regarding or pertaining to the Leased Premises or the Shopping Center, unless the representations, inducements and promises are in this Lease. Tenant has independently investigated the potential for the success of its operations in the Shopping Center. Therefore, no claim or liability, or cause for termination, shall be asserted by Tenant against Landlord, its employees and agents, for, and they shall not be liable because of, the breach of any representations, inducements or promises not expressly in this Lease. Any claim, demand, right or defense by Tenant which is based upon or arises in connection with this Lease or the negotiation of this Lease prior to its execution shall be barred unless Tenant commences an action or interposes a legal proceeding or defense within one (1) year after the date of the inaction, omission or occurrence of the event, or the action to which the claim, demand, right or defense relates. Landlord warrants, represents and covenants that Landlord is the holder of good and marketable title in fee simple of the Leased Premises and Shopping Center and that Landlord has the full right, lawful authority and power to enter into this Lease and to perform Landlord’s obligations under this Lease, and that Landlord is not aware of any restrictions that would prohibit the operation of the Leased Premises or the Ticket Machines for the “Permitted Use” (as such term is defined in Section 1.13 hereof). ARTICLE 34 - Waiver The failure by Landlord or Tenant to insist upon strict performance by the other of any of the covenants, conditions, provisions, rules and regulations and agreements in this Lease, or to exercise a right, shall not be a waiver of any rights or remedies and shall not be a waiver of a subsequent breach or default. A surrender of the Leased Premises46288274v9 38 University Mall, Tampa - Studio Movie Grill

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shall not occur by Landlord's acceptance of rental or by other means unless Landlord accepts the surrender in writing. A payment by Tenant or receipt by Landlord of an amount less than the monthly rental shall not, nor shall the endorsement, statement, check, letter accompanying a check or payment of rental, be an accord and satisfaction. Landlord may accept a check or payment without prejudice to its right to recover the balance of rental due and pursue any other remedy, A waiver by Landlord for one tenant shall not constitute a waiver for another tenant;ARTICLE 35 - Holding Over If Tenant remains in possession of the Leased Premises after the expiration of the Term without a new lease or other written agreement with Landlord (even if Tenant has paid and Landlord has accepted rental), Tenant shall be deemed to be occupying the Leased Premises as a tenant from month to month, subject to the covenants, conditions and agreements of this Lease. The monthly rental shall be computed based on l/6th of the rental payable to Landlord during the last 12 month period of the Term. If Tenant fails to surrender the Leased Premises on the termination of this Lease, Tenant shall, in addition to other liabilities to Landlord, indemnify, defend and hold Landlord harmless from loss and liability resulting from that failure including, but not limited to, claims made by a succeeding tenant. The exercise of Landlord's rights shall not be interpreted to allow Tenant to continue in possession, nor shall it be deemed, an election to extend the Term beyond a month-to-month basis. If Landlord, in its sole discretion, determines to permit Tenant to remain in the Leased Premises on a month-to-month 'oasis, the month-to-month tenancy shall be terminable on 30 days prior written notice given by either party to the other party. ARTICLE 36 - Interpretation Only the relationship of Landlord and Tenant is created by this Lease. No provision of this Lease or act of either party shall be construed to create the relationship of principal and agent, partnership, or joint venture or enterprise. ARTICLE 37 - Advertising and Promotional Service Landlord may establish, or cause to be established, an Advertising and Promotional Service (“Service”) to furnish and maintain professional advertising and sales promotions which is intended to benefit sales in the Shopping Center. The Service may be provided in whole or in part by a third party provider or by Landlord or by an affiliate, subsidiary or other related company of Landlord. ARTICLE 3S - Quiet Enjoyment Landlord has the right, power and authority to enter into this Lease. Tenant, or any permitted assignee or sublessee of Tenant, upon the payment of the rental and performance of Tenant's other covenants, shall and may peaceably and quietly have, hold and enjoy the Leased Premises during the Term without hindrance by, through, or under Landlord. 46288274v9 39 University Mall, Tampa - Studio Movie Grill

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This covenant shall be construed as a covenant running with the land. It shall not be construed as a personal covenant of Landlord. ARTICLE 39 - Waiver of Redemption Tenant waives any right of redemption if Tenant is evicted or dispossessed for any cause, or if Landlord obtains possession of the Leased Premises because of the default of Tenant or otherwise. The rights given to Landlord arc in addition to rights that may be given to Landlord by statute or otherwise. ARTICLE 40 - Brokers and Fees Tenant warrants and represents that it has not had negotiations with or dealt with a realtor, broker or agent in connection with this Lease, except for Landlord’s Broker and Tenant’s Broker. Landlord shall pay Landlord’s Broker fee pursuant to a separate written agreement between Landlord and Landlord’s Broker, and Landlord’s Broker shall pay Tenant’s Broker a fee pursuant to a separate written agreement between Landlord’s Broker and Tenant’s Broker. Tenant agrees to pay and hold Landlord harmless from the cost, expense or liability (including the costs of suit and reasonable attorneys' fees) for compensation, commissions or charges claimed by a realtor, broker or agent (other than Landlord’s Broker) regarding this Lease, related to actions or omissions by Tenant. ARTICLE 41 - Tenant's Property Except for the gross negligence or willful misconduct of Landlord, its agents or employees, Landlord, its agents and employees shall not be liable, and Tenant waives all claims, for damage to persons, property and Tenant's business sustained by Tenant (or anyone claiming through Tenant) located on the Leased Premises. Property kept or stored on the Leased Premises shall be kept or stored at the sole risk of Tenant, and Tenant shall indemnity, defend and hold Landlord hannless from aDy claims arising out of damage to the same or damage to Tenant's business, including subrogatio.n claims by Tenant's insurance carrier. ARTICLE 42 - Lease Status Within 20 days of Landlord's written request, Tenant shall without charge execute, acknowledge and deliver to Landlord an instrument required under this Lease or an instrument prepared by Landlord containing the commencement and termination dates of this Lease, the Rental Commencement Date, and if true, that (a) this Lease is a true copy of the Lease between the parties, (b) there are no amendments (or stating the amendments), (c) the Lease is in full force and effect and that, to the best of Tenant's knowledge, there are no offsets, defenses or counterclaims of rental or in the performance of the other covenants and conditions to be performed by Tenant, (d) no default has been declared by either party and that Tenant has no knowledge of any facts or circumstances which it believes would constitute a default by either party and (e) any other matters reasonably requested by Landlord. 46288274v9 40 University Mall, Tampa - Studio Movie Grill

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Tenant shall remain liable to Landlord for damages sustained by Landlord because of the failure by Tenant to execute, acknowledge and deliver the instrument. The failure of Tenant to execute, acknowledge and deliver the instrument shall be an acknowledgment by Tenant that the statements contained in the instrument are correct. Anyone transacting with Landlord shall have the right to rely on the accuracy of the statements contained in the instrument, whether it is signed by Tenant or deemed acknowledged byTenant pursuant to this ARTICLE 42. ARTICLE 43 - Recording Tenant shall not record this Lease, a memorandum, “short form” or other reference to this Lease, without the written consent of Landlord. Upon written request by Landlord, Tenant shall promptly execute for recording and deliver to Landlord a memorandum of this Lease, the form of which is attached hereto as EXHIBIT “I” and incorporated herein by this reference. ARTICLE 44 - Force Maieurc If either party is delayed, hindered or prevented from the performance of an obligation because of strikes, lockouts, labor troubles, the inability to procure materials, power failure, restrictive governmental laws or regulations, riots, insurrection, war or another reason not the fault of the party delayed, but not including financial inability, the performance shall be excused for the period of delay, The period for the performance shall also be extended for a period equal to the period of delay. Notwithstanding the foregoing, Tenant shall not be excused from the prompt payment of rental, additional rental or other payments. It shall be a condition of the party’s right to claim an extension that the party claiming the extension notify the other party, in writing, within 10 days after the occurrence of the cause, specifying the nature of the cause and the period of time necessary for performance. ARTICLE 45 - Construction of Lease Tenant has read and understands this Lease. The rule of construction that a document should be construed most strictly against the party which prepared the document shall not be applied, because both parties have participated in the preparation of this Lease. ARTICLE 46 - Signage (a) Tenant's Signage. Tenant shall have the right, at its cost, to install and maintain prominent signs, displays, banners and graphics in, on and about the interior portions of the Leased Premises, consistent with Tenant’s standard signage and promotion programs for its theatres in similar shopping centers; provided that all such signage shall be in compliance with applicable laws, and shall be professionally prepared. The location, size and design of all exterior tenant signage shall be permitted in the manner and locations depicted on Exhibit “C” attached hereto and46288274v9 41 University Mall, Tampa - Studio Movie Grill

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with respect to additional signage required by Tenant, be subject to Landlord’s written approval, which Landlord shall not unreasonably withhold, condition, or delay, and which approval Tenant must obtain prior to the installation of such additional exterior signage. (b) Marketing and Promotion. Tenant shall not be required to participate in any joint promotional program for the Shopping Center or in any merchants association and Tenant shall not be required to comply with any minimum advertising requirements for the Premises. (c) Special Promotions. Tenant may periodically conduct and display marketing promotions from the Leased Premises that include incidental use of the Joint Use Areas located in. front of the storefront of the Leased Premises, provided that such promotional activities: (i) do not materially and adversely affect the businesses of other tenants of the Shopping Center; (ii) do not materially and adversely disrupt pedestrian traffic in the Joint Use Areas; (iii) are consistent with Tenant’s promotional activities in its other stores in similar type shopping centers; and (iv) Tenant obtains Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed. (d) Directional and Pylon Signs. At Tenant’s cost and expense and subject to compliance with applicable governmental requirements, Landlord shall place Tenant’s name along with directional arrows on any directional signage located in the Shopping Center, any pylon signage and any signage located outside of the Shopping Center controlled by Landlord, Tenant’s signage on any such directional signage, pylon signage and off-site signage shall be strategically located thereon and in proportion in size to the Leased Premises related to the size of other tenants in the Shopping Center. ARTICLE 47 - Captions Captions are for convenience and reference only, The words contained in the captions shall not be deemed to explain, modify, amplify or aid in the interpretation, construction or meaning of this Lease. The use of masculine or neuter genders shall include the masculine, feminine and neuter genders. The singular form shall include the plural if the context requires. “Landlord” and “Tenant” means “Landlord” and “Tenant” and “their agents and employees”, unless the context requires otherwise. ARTICLE 48 - Severability If any provision of this Lease or any paragraph, sentence, clause, phrase or word is judicially or administratively held invalid or unenforceable, that shall not affect, modify or impair any other paragraph, sentence, clause, phrase or word. The parties acknowledge that certain charges, fees and other payments are considered part of the “additional rental” in order to enforce Landlord's remedies, and shall not be construed to be “rent” if rent controls are imposed46288274v9 42 University Mall, Tampa - Studio Movie Grill

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ARTICLE 49 - Objection to Statements Tenant's failure to object to a statement, invoice or billing within one (1) year after receipt shall constitute Tenant's acquiescence. Tenant shall be required to provide Landlord with a specific and detailed list of Tenant's objections at the time Tenant makes its objection to Landlord. The statement, invoice or billing shall be an account stated between Landlord and Tenant. ARTICLE 50 - Liability of Landlord Landlord's liability under this Lease or arising out of the relationship of the parties shall be limited to Landlord's interest in the Shopping Center. Judgments rendered against Landlord shall be satisfied solely out of the proceeds of the sale of Landlord's interest in the Shopping Center which have been received by Landlord. No personal judgment shall apply against Landlord upon extinguishment of its rights in the Shopping Center. A personal judgment shall not create a right of execution or levy against Landlord's assets. The provisions of this ARTICLE 50 shall inure to Landlord's successors and assigns. These provisions are not designed to relieve Landlord from the performance of its obligations under this Lease, but to limit the personal liability of Landlord in case of a judgment against Landlord, Tenant's right to obtain injunctive relief or specific performance or to have any other right or remedy which may be awarded Tenant by law or under this Lease shall not be limited however. No personal liability is assumed by nor shall at any time be enforceable against Landlord. ARTICLE 51 - No Option The submission of this Lease is not a reservation of or option for the Leased Premises or any other space in the Shopping Center, and vests no right in Tenant. This Lease shall become effective only upon proper execution and delivery by the parties. ARTICLE 52 - Other Locations If during the Term: (a) Tenant, its parent, subsidiary, franchisor, or franchisee, the Guarantor of this Lease; (b) any person, firm, corporation or other entity having an interest in any of the above parties; or (c) any other person, firm or corporation controlling or controlled by Tenant or any of the above parties, shall directly or indirectly, either individually or as a partner, shareholder, agent, employee or otherwise, own, operate, maintain or have an affiliation, investment or interest in business similar to or in competition with the one operated at the Leased Premises within the radius specified in Reference Provision 1.20 as measured from the perimeter of the Shopping Center (except those carried on as of the Commencement Date) then that shall constitute a default, At Landlord's option, in addition to Landlord's other remedies, the Net Sales from any other business within the specified radius shalL be included in the Net Sales of the Leased Premises during each Lease Year. The Percentage Rental shall be computed on the aggregate of the annual Net Sales made on, in or from the Leased Premises and on, in or from any other business located within the radius. Tenant shall submit monthly sales statements and maintain records of the sales and46288274v9 43 University Mail, Tampa - Studio Movie Grill

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transactions of the other business. Landlord shall have the right to examine and audit those statements and records as though they were made on, in or from the Leased Premises. A substantial increase in size or other substantial change in the business at locations in existence on the Commencement Date, or change in location to a location within the radius, shall remove the exemption created for that location. “Radius” shall mean a geometric measurement and not the actual distance over roads. ARTICLE S3 - Corporate Tenant; OFAC (a) If Tenant is or will be a corporation or partnership or other entity of any kind, the persons executing this Lease on behalf of Tenant covenant and represent that Tenant is a duly incorporated, duly organized, or duly qualified (if foreign) corporation, partnership, or other entity, as the case may be (including without limitation a limited liability corporation and a limited liability partnership) and is authorized to do business in the State where the Shopping Center is located (evidence shall be supplied Landlord upon request). Tenant also covenants and represents that the person or persons, officer, partner or member executing this Lease on behalf of Tenant is (if a corporation) an officer of Tenant, and is (if a corporation, partnership or other entity of any kind) authorized to sign and execute this Lease. (b) Neither Tenant nor any person or entity that directly owns a 10% or greater equity interest in it nor any of its officers, directors or managing members is a person or entity (each, a “Prohibited Person”) with whom U.S. persons or entities are restricted from doing business under regulations of the Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked persons List) or under Executive Order 13224 (the “Executive Order”) signed on September 24, 2001, and entitled “Blocking Property and Prohibiting transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism”), or other governmental action; (ii) Tenant’s activities do not violate the International Money Laundering Abatement and Financial Anti-Terrorism Act of 2001 or the regulations or orders promulgated thereunder (as amended from time to time, the “Money Laundering Act”); and (iii) throughout the term of this Lease, Tenant shall comply with the Executive Order and with the Money Laundering Act. ARTICLE 54 - Printed Provisions The printed provisions of this Lease and written or typed additions shall be given equal weight for the interpretation of this Lease. The deletion of any portion of this Lease shall not create an implication regarding the intent of the parties, and this Lease shall be read and interpreted as if the deleted portion had never been in this Lease. ARTICLE 55 - Entire Agreement This Lease is the only agreement between the parties for the Leased Premises. An amendment, modification or supplement to this Lease shall not be effective unless it is in writing and executed by the parties. 46288274v9 44 University Mall, Tampa - Studio Movie Grill

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ARTICLE 56 - No Third-Party Rights This Lease shall not confer rights or benefits, including third-party beneficiary rights or benefits to anyone that is not a named party to this Lease, including any individual, corporation, partnership, trust, unincorporated organization, governmental organization or agency or political subdivision. ARTICLE 57 - Financial Statements (a) Tenant acknowledges that it has provided Landlord with its audited financial statement (the “Statement”) and represents that the Statement is a primary inducement to Landlord's agreement to lease the Leased Premises to Tenant. Landlord has relied on the accuracy of the Statement in order to enter into this Lease. Tenant represents that the information contained in the Statement is true, complete and correct in all material aspects. This representation is a precondition to the Lease, ARTICLE 58 - Contingencies Tenant shall have a period of one hundred twenty (120) days from and after the Commencement Date to obtain a license to sell beer, wine and other alcoholic beverages in the Leased Premises and in any theatre auditorium located in the Premises (the “Liquor License”) and all necessary consents and authorizations from any required third parties Tenant determines are necessary to show “first run films”, without restriction, in the Leased Premises (collectively “l"1 Party Consents”) as a condition precedent to the obligations of Tenant under this Lease. Tenant agrees to promptly apply for said Liquor License and Party Consents and shall diligently pursue the issuance thereof after the submittal of any application therefor. Landlord agrees to cooperate with Tenant in this regard, provided Landlord shall not be obligated or required to spend any sums as a consequence of its cooperation. If Tenant is unable to obtain a Liquor License or 3rd Party Consenis within said 120-day period, then Tenant shall elect in writing to Landlord to either to terminate this Lease, in which case this Lease shall automatically terminate immediately upon receipt of said election notice by Landlord (and Tenant shall then promptly reimburse Landlord for all reasonable third party fees and costs incurred by Landlord in connection with this Lease), or waive the Condition Precedent in which case this Article 58 shall be deemed to be null and void and of no force or effect immediately upon receipt of said election notice by Landlord. ARTICLE S9 - Tenant's and Landlord’s Failure This Lease shall be governed by the laws of the State in which the Shopping Center is located and shall be deemed made and entered into in the county in which the Shopping Center is located. If Tenant fails to comply with and perform any of its covenants, conditions or agreements, Landlord shall have the right, but not be obligated, to perform the covenants, conditions or agreements. Tenant shall pay to Landlord on demand as additional rental, a sum equal to the amount spent by Landlord for the performance, plus 15% of such amount to defray supervision and overhead. If Landlord performs any covenants, conditions or agreements, Landlord, its agents or employees may46Z88274v9 45 University Mall, Tampa - Studio Movie Grill

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enter the Leased Premises. That entry and performance shall not constitute an eviction of Tenant in whole or in part, nor relieve Tenant from the performance of the covenants, conditions and agreements. Landlord, its agents and employees shall not be liable for claims for loss or damage to Tenant or anyone claiming through or under Tenant. ARTICLE 60 - Ownership: Name Change (a) If the ownership of the Shopping Center is in a Real Estate Investment Trust, then Landlord and Tenant agree that Minimum Rental, Percentage Rental and all additional rental paid to Landlord under this Lease (collectively referred to in this Section as “Rent") shall qualify as “rents from real property" within the meaning of Section 856(d) of the Internal Revenue Code of 1986, as amended (the “Code") and the U,S. Department of Treasury Regulations (the “Regulations”). Should the Code or the Regulations, or interpretations of them by the Internal Revenue Service contained in Revenue Rulings, be changed so that any Rent no longer qualifies as "rent from real property" for the purposes of Section 856(d) of die Code and the Regulations, other than by reason of the application of Section 856(d)(2)(B) or 856(d)(5) of the Code or the Regulations, then Rent shall be adjusted so that it will qualify (provided however that any adjustments required pursuant to Lhis Section shall be made so as to produce the equivalent (in economic terms) Rent as payable prior to the adjustment). (b) Any services which Landlord is required to furnish pursuant to the provisions of this Lease may, at Landlord’s option, be furnished from time to lime, in whole or in part, by employees of Landlord or Landlord’s affiliates or by one or more third parties hired by Landlord or Landlord’s affiliates. Tenant agrees that upon Landlord's written request it will enter into direct agreements with the parties designated by Landlord to provide such services, provided that no such contract shall result in Tenant having to pay, in the aggregate, more money for the occupancy of the Leased Premises under the terms of this Lease, or Tenant's receiving fewer services or services of a lesser quality than it is otherwise entitled to receive under the Lease. (c) Landlord may change the name of the Shopping Center during the term of this Lease, if in Landlord’s sole discretion such name change is necessary to create a more positive public image for the Shopping Center. Tenant hereby waives all claims Tenant may have against Landlord in connection with any such name change. ARTICLE 61 - 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 public health unit. It is expressly agreed that the above radon gas clause is included in this Lease solely to comply witli Florida Statutes, it does not represent a part of the Lease or any agreement between Landlord and Tenant, nor shall Landlord or Tenant be bound thereby or incur liability of any nature as a result thereof. [SIGNATURES APPEAR ON THE FOLLOWING PAGE] 46288274v9 46 University Mall, Tampa - Studio Movie Grill

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LANDLORD: WITNESSES: LSREF2 CLOVER PROPERTY 18, LLC, a Delaware liiniicyKlabjJixv* psmpany Laura P, Sims Assistant Vice President TENANT: MOVIE GRILL CONCEPTS XXIV LLC, a Texas limited liability company '!( Cl'f-A y < W.: (.__ . Printed Nanjfe: h\uf , V Title: /VlAn&y^.- U_____________ Printed Name:__<■ 6r*~ /tX-aA/y^r 46288274v» 47 University Mall, Tampa - Studio Movie Grill

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EXHIBIT “A” PLAN OF LEASED PREMISES 46288274V? 48 University Mall, Tampa - Studio Movie Grill

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Exhibit “A”

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EXHIBIT “B” SITE PLAN 46288274v9 49 University Mall, Tampa - Studio Movie Gnll

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CdqsJu'bj Cr.girrccn /S V\4HfKs "irx\ «va £ ■ \ -\ . v MEtfFA : * .:c ' s W'Y/itf AMHOIIf SELLUSC AacKiTEtis, Ltd. • ain iR-sxikfttrst kt: STUDIO MOVIE GWLL JVukklnc ' STAGING AREA\ LEVATOR Hm i -«^>rrt^s i UNIVERSITY TAMPA, fUORI EXHIBIT " jwgwso am OF’Ex A TIN"; JStt•

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EXHIBIT “C” SIGN CRITERIA UNIVERSITY MALL ALL TENANTS TAMPA, FLORIDA This EXHIBIT C establishes criteria for Tenant signage to enhance the visual quality of the Shopping Center. Tenant is required to provide creative signage consistent with its overall storefront design and in accordance with the criteria contained in EXHIBIT C. A. ADMINISTRATION Tenant shall submit of shop manufacturer’s drawings to Landlord, showing the size of lettering, overall size of the sign, neon color, porcelain enamel color, baked enamel color, plastic or plexiglass colors and their numbers, materials and samples, mounting details and location of the sign in relation to each elevation. The drawings shall show other elements such as soffits, canopies and the relationship of the sign to the other elements of the storefront, especially the vertical fascia.: The drawings must be submitted in conjunction with storefront design information. Landlord’s written approval is required prior to sign fabrication. Hard copy shop drawings shall be submitted to Landlord as well for final approval. Tenant shall not be permitted to open for business in the Leased Premises without a sign which has been approved in writing by Landlord. B. INTERIOR STOREFRONT SIGN Signage is subject to the following general guidelines: 1. Signs may be vertical, horizontal, have multiple reflected images and be illuminated. Multiple signing may be permitted on multi-directional storefronts. 2. The length of horizontal lettering shall not exceed seventy percent (70%) of the horizontal storefront length. The proportional ratio of the proposed signage length to the overall horizontal storefront length shall be left to the sole discretion of Landlord however. 3. No sign may be within 3’-0” of the facade of any department store. Landlord reserves the right to further regulate signage near department stores. 4. Wording is limited to the trade name of the store. Logos shall be reviewed on a case by case basis by Landlord. 5. All electrical penetrations through the storefront fascia for sign installation shall include PK housings. 6. Each storefront sign shall have an easily accessible local disconnect and be on a separate timer. 7. No sign manufacturer’s identification, decals or registered trademark shall be permitted. 46288274v9 50 University Mall, Tampa - Studio Movie Grill

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C. EXTERIOR BUILDING SIGNS If Tenant has an exterior customer entrance it may be permitted to have an exterior sign. (Landlord may, at its sole discretion, allow a Tenant to have an exterior sign if there is no exterior storefront entrance however). Exterior signs shall be restricted in location to the exterior storefront proper, and each exterior frontage shall be considered separately. If Tenant is permitted to have an exterior sign, the sign shall be self-illuminated plexiglass letters with metal sides mounted on the wall of the storefront so that no light shows except through the plexiglass face. Tenant shall keep the sign in good repair at all times. D. GENERAL 1. Doors and Windows No paper or cardboard signs shall be permitted to be applied to the face of storefront glass or other storefront material or hung from the bulkhead within 4’-0 from the leaseline. 2. Sidewalks No signs shall be allowed in the exterior sidewalk or beyond the interior lease line of the Leased Premises. 3. Service Courts Service entrance signs will be provided by Landlord. 4. Action Signs and Video Screens No flashing, action, moving or audible signs are permitted. No television or projection screens are permitted within fifteen (15) feet of the lease line. 5. Colors Colors shall be compatible with the colors and materials for Tenant’s storefront and must be submitted to Landlord for approval. 6. Responsibility All signs, permits and related or resulting construction shall be Tenant’s responsibility, and all signs shall be installed under the supervision of Landlord. The sign contractor shall repair damage caused by its work. Signs shall conform to applicable building and electrical codes. 7. Location Exhibit “I” attached to the Lease shall set forth the exact locations for Tenant’s exterior signage. 46288274v9 51 University Mall, Tampa - Studio Movie Grill

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EXHIBIT “D” DESCRIPTION OF TENANT’S WORK All construction, renovation and repair work required by Tenant in connection with the build-out of the Leased Premises, including, without limitation, all construction, renovation and repair work related to the box office locatedin the Joint Use Areas, as further described herein. 46288274v9 52 University Mall, Tampa - Studio Movie Grill

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EXHIBIT “E” (Intentionally Omitted) 46288274v9 53 University Mall, Tampa - Studio Movie Grill

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EXHIBIT “F” FORM OF GUARANTY AGREEMENT (See following pages.) 46288274v9 54 University Mall, Tampa - Studio Movie Grill

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GUARANTY OF LEASE This Guaranty of Lease (this “Guaranty”) is made as of the____day of April, 2014, by STUDIOMOVIE GRILL HOLDINGS LLC, a Texas limited liability company (“Guarantor”), in favor of LSREF2 CLOVER PROPERTY 18, LLC, a Delaware limited liability company (“Landlord”). PRELIMINARY STATEMENTS MOVIE GRILL CONCEPTS XXIV LLC, a Texas limited liability company (“Tenant”) andLandlord have entered into that certain Lease Agreement (the “Lease”) dated April____, 2014. In orderto induce Landlord to enter into the Lease, Guarantor has agreed to execute and deliver this Guaranty of Lease, pursuant to which Guarantor will guaranty the performance by Tenant of all of Tenant’s obligations under the Lease. GUARANTY OF OBLIGATIONS UNDER THE LEASE For value received, and in consideration of Landlord’s execution and delivery of the Lease, Guarantor hereby unconditionally and absolutely guarantees, jointly and severally with all other guarantors, if any, to Landlord, its successors and assigns, the full, complete, faithful and timely payment and performance by Tenant of all obligations of Tenant under the Lease (such obligations hereinafter collectively referred to as “Guaranteed Obligations”). If Landlord or the undersigned become a party to any litigation of any provision of this Lease or the subject matter of this Guaranty, or seeking to enforce any provisions of this Guaranty, the unsuccessful litigant will pay to the successful litigant all costs and expenses, including reasonable attorneys’ fees and court costs, incurred by the successful litigant, at trial and on any appeal. This Guaranty shall be an absolute and unconditional guaranty and shall remain in full force and effect from the date hereof until the term of the Lease, including any extensions or renewals thereof, expires or is otherwise terminated (the “Guaranty Term”). An assignment of the Lease or any subletting thereunder shall not release or relieve the undersigned from its liability hereunder. Notwithstanding the foregoing, if Tenant has not been in default of the Lease during the five (5) year period beginning with the Commencement Date of the Lease, then this Guaranty shall terminate; however if Tenant has been in default of the Lease during the five (5) year period beginning with the Commencement Date of the Lease, then this Guaranty shall not terminate and shall remain in full force and effect during the Guaranty Term. The undersigned hereby expressly waives: (a) notice of the acceptance of this Guaranty, (b) notice of the existence, creation, amount, modification, amendment, alteration or extension of the Lease or all or any of the Guaranteed Obligations, whether or not such notice is required to be given to Tenant under the terms of the Lease, (c) presentment, demand, notice of dishonor, protest, and all other notices whatsoever, (d) any benefit of valuation, appraisement, homestead or other exemption law, now or hereafter in effect in any jurisdiction in which enforcement of this Guaranty is sought, and (e) all diligence in collection, perfection or protection of or realization upon the Guaranteed Obligations or any thereof, any obligation hereunder, or any security for any of the foregoing. 46288274v9 55 University Mall, Tampa - Studio Movie Grill

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No delay on the part of Landlord in the exercise of any right or remedy shall operate as a waiver thereof, and no final or partial exercise by Landlord of any right or remedy shall preclude other or further exercises thereof or the exercises of any other right or remedy. The validity of this Guaranty and the obligations of the undersigned hereunder shall not be terminated, affected or impaired by reason of any action which Landlord may take or fail to take against Tenant or by reason of any waiver of, or failure to enforce, any of the rights or remedies reserved to Landlord in said Lease, or otherwise, or by reason of the bankruptcy or insolvency of Tenant and whether or not the term of said Lease shall terminate by reason of said bankruptcy or insolvency. Any capitalized term in this Guaranty shall have the same meaning as such term has in the Lease, unless otherwise defined herein. This Guaranty shall be binding upon the undersigned, and upon the successors and assigns of the undersigned, and shall be governed by the laws of the State of Florida. If this Guaranty is executed by a corporation, association, partnership (general or limited), joint venture, syndicate, trust or any other type of organization other than individuals, the individual signatories hereto represent and warrant that they, and each of them, are duly authorized to execute this Guaranty for and on behalf of such organization and that such organization is the sole owner of all ownership interest in the Tenant. IN WITNESS WHEREOF, the undersigned has executed this Guaranty as of the date first above written. STUDIO MOVIE GRILL HOLDINGS LLC, a Texas limited liability company By: Name:. Title: 46288274v9 56 University Mall, Tampa - Studio Movie Grill

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EXHIBIT “G” CONSTRUCTION CRITERIA UNIVERSITY MALL ALL TENANTS TAMPA, FLORIDA The following is a description of the structure provided by Landlord. Tenant and its architect shall field-verify physical dimensions and conditions of the Leased Premises prior to and during Tenant’s Work as defined in the Lease. Plans and specifications plus all supporting calculation data shall be submitted by Tenant’s architect and approved in writing by Landlord and all applicable regulatory bodies prior to the start of Tenant’s Work. It shall be Tenant’s responsibility to provide and install all equipment in accordance with the requirements of this EXHIBIT “G”. Tenant’s construction plans and specifications, as approved by Landlord, shall control over any contradictory provisions contained in this Exhibit or the Lease. The Lease shall control over any contradictory provisions contained in this Exhibit. A. STRUCTURE 1. Tenant shall accept the Leased Premises in “as-is” condition. 2. Tenant shall make all floor penetrations. Penetrations shall be sealed and made watertight. No plumbing penetrations are allowed over a lower level electrical service room. Penetrations to the upper level floor shall be core-drilled; no sawcutting is permitted. The upper level floor system is designed to support a live load of seventy-five (75) pounds per square foot. If Tenant’s requirements exceed seventy-five (75) pounds per square foot, Tenant shall furnish Landlord with load information prepared by a qualified structural engineer. At Landlord’s option, Landlord may submit structural information to its engineer for verification at Tenant’s expense. If Tenant is a food service tenant it shall install and maintain a waterproof membrane approved by Landlord throughout the kitchen area of the Leased Premises, if such membrane is not existing upon delivery of the Leased Premises to Tenant. A water test shall be performed by Tenant at Tenant’s expense. Tenant is responsible for maintaining liquid-tight capacities of the floor and other boundaries of the kitchen area of the Leased Premises. 3. Columns in the Leased Premises may be spray-covered with fire retardant material by Landlord. Tenant shall be required to cover columns to protect fireproofing. Damage to fireproofing shall be repaired by Tenant as necessary to meet the requirements and recommendations of applicable code and local inspectors, at Tenant’s expense. 4. Roof penetrations by Tenant shall be held to a minimum. Penetrations, flashing and patching of the roofing system shall be made by Landlord’s roofing contractor, subject to Landlord’s prior approval, at Tenant’s expense. Any structural framing or structural calculations required by Landlord’s engineer because of or as a result of Tenant’s roof penetrations shall be performed at Landlord’s option by Landlord’s contractor, at Tenant’s expense. Any associated curbs, skids, etc. which can impact the roof membrane shall be designed in accordance with the membrane manufacturer’s recommendations and installed by Landlord’s roofing contractor, at Tenant’s expense. 5. Deleted. 6. Any damage to fireproofing of the metal deck or bar joists due to roof penetrations or attachments must be repaired by Tenant to meet the requirements and recommendations of applicable code, at Tenant’s expense. 46288274v9

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B. WALLS AND PARTITIONS 1. Metal studs shall be centered on the line dividing the Leased Premises from other tenant spaces. With respect to zones defined by a smoke evacuation system, dividing lines may or may not coincide with column centerlines. All treatments, finishes, or furring for columns occurring on dividing lines shall be done by Tenant, at Tenant’s expense and with Landlord’s prior approval. Exterior walls may be exposed in the Leased Premises. 2. Tenant shall furnish and install 5/8” fire core gypboard on all dividing partitions and surfaces at Tenant’s expense. A one (1) hour separation is required between the service corridor and the Leased Premises. Tenant shall seal gypboard so that it is smoketight around all penetrations such as ductwork, sleeves, pipes, conduit, structural members, etc. Tenant may be required to provide fire dampers in its demising partitions in order to permit air to return to the air conditioning units. 3. The calculations of the dimensions and square footage of the Leased Premises are from the centerline of interior partitions, from the outside face for exterior walls, and from the centerline of shaft walls. No deductions are allowed for the space occupied by columns, interior partitions, or other interior construction or equipment installed or placed in the Leased Premises. The Leased Premises shall not include any space above the bottom of the structural framework supporting the upper level or roof of the Shopping Center, as the case may be, or below the floor level of the Leased Premises. 4. Service Doors a) Doors leading to an interior service corridor: Tenant shall furnish and install a minimum of a 3’-0” x 7’-0” service door connecting to service corridors. This shall be a Class “B” labeled, painted, hollow metal door with a peephole and frame, and shall comply with applicable code requirements and recommendations. The secondary use of this door is as an exit. The door shall be equipped with hardware required or recommended by applicable code and shall be recessed to a depth equal to the width of the door. Tenant shall provide an opening in the gypboard, anchor frame and necessary header sheetrock, and shall install the door and any other accessories required for proper installation of the door. Tenant shall also furnish and install signs required by code pertaining to the locking times of the exit door. 5. Tenant shall insulate the demising walls and ceiling against sound transmission. 6. Tenant’s Work shall be performed in a neat and workmanlike manner. Any damage to Landlord-provided walls, partitions or finishes shall be repaired at Tenant’s expense. C. STOREFRONTS 1. Landlord has established design criteria regulating materials and construction of the storefronts and signage so that tenant storefronts contribute to the overall design concept of the Shopping Center. Design requirements include the establishment of a specific theme. Landlord has the right to reject storefronts which do not meet the design criteria and to accept and approve unusual designs which deviate from the required criteria at Landlord’s sole discretion.

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2. Vertical neutral surfaces or structural columns separating storefront construction for the Leased Premises may be erected at the storefront lease line, contiguous with dividing partitions by Landlord. The storefront area will be left open for Tenant construction between the edges of the neutral surfaces and between the mall finished floor and the underside of the horizontal soffit. Tenant shall be responsible for constructing a complete storefront to the full height of the opening, and for making a suitable attachment or termination of construction to the bulkhead soffit and proper closure against each neutral pier. Elements of the storefront shall terminate tightly against Landlord’s neutral pier, bulkhead soffit and floor. Tenant shall be solely responsible for the repair of damage it causes to Landlord’s finish material. 3. All glass in the storefront or store entrance vestibule of the Leased Premises shall be safety plate, tempered or laminated glass. Storefront glass butted together at angles or corners shall be plumb, mitered with polished edges or have glass clips in keeping with the storefront design, and shall hold the glass firmly in place. Mirrors are not allowed. Any installation of glass unacceptable to Landlord shall be corrected by Tenant at Tenant’s expense. 4. The storefront and sign shall be self-supporting. Limited vertical bracing is permitted from the Shopping Center structure. The storefront sign or any part of the interior cannot be suspended from Landlord’s bulkhead framing or structure. 5. All storefront improvements and other improvements outside of the Premises shall be consistent with the existing finishes, colors and design of the adjacent Joint Use Areas. D. INTERIOR FINISHES 1. Floors a) All floor finish covering materials for the Leased Premises shall correspond exactly with the level of the finished mall floor at the lease line. b) Deleted. 2. Walls Interior partitions shall be constructed of metal studs and completely backed with 5/8” fire core gypboard and firetaped. The installation of security burglar bars, chicken wire, and other security devices, systems and elements is the responsibility of Tenant. Tenant is responsible for the construction of any wall in which an expansion joint occurs, and the construction of the wall shall be in accordance with acceptable construction design practices and applicable code. 3. Ceiling a) Deleted. b) Combustible material shall not be allowed above finished ceilings. Organic material either treated or non-treated shall not be allowed or exposed above finished ceilings. c) Ceiling material shall be “Class A” rated, and the suspension system shall conform to applicable code and standards.

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d) Should an expansion joint occur in the Leased Premises, Tenant shall be responsible for the construction of the ceiling affected by that joint in a manner consistent with acceptable construction design practices and acceptable to Landlord. e) Ceiling plane which does not terminate tightly against a wall surface shall be returned to the structure above and sealed. f) Deleted. g) Ceiling systems, ductwork, and light fixtures shall be supported from the top chord of Landlord’s bar joists or beams. E. UTILITIES 1. Electric Power Tenant shall complete the electrical installation within the Leased Premises in accordance with all applicable codes. Electrical plans submitted for Landlord’s approval shall indicate the load requirements and wattages, and shall include complete panel, riser diagram, lighting fixtures (with quantities), and equipment schedules. Notwithstanding anything to the contrary, Landlord shall not be required to provide service in excess of the existing design load. 2. Water Cold water supply shall be provided by Landlord at or near the boundary of the Leased Premises. The water service will terminate with a valved connection. Tenant, at its expense, shall connect at the point of service, install a water meter with an accessible remote readout and extend service according to Tenant’s requirements. Pipe runs to the Leased Premises shall be insulated to prevent condensation. Water meters shall conform to the American Water Works Association specifications for domestic service,3. Sanitary Sewer a) Tenant shall provide handicapped toilet facilities within the Leased Premises, and shall provide and maintain a Landlord approved waterproof membrane, at Tenant’s expense in accordance with the specifications. b) Sanitary sewer stubs shall be provided by Landlord at or near the boundary of the Leased Premises. c) Lower Level - Tenant should locate toilet facilities in areas where sewer stubs are provided. Tenant shall excavate and complete plumbing connections, backfill to ninety percent (90%) density and pour concrete fill. If Tenant’s design is not feasible with the existing locations, Tenant shall remove the existing slab according to approved practice, install required plumbing and replace the backfill material and concrete fill. Tenant shall be responsible for installing backfill material and concrete in Landlord’s original blockout location. d) Upper Level - Tenants shall provide the floor penetrations for connecting plumbing to sanitary sewer stubs. Penetrations (pipes, conduits, etc.) passing through the floor slab shall be sleeved with the top of the sleeve 1-1/2” above finished floor. All floor penetrations shall be sealed to prevent the penetration

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of odors or liquids to any space below the Leased Premises. Tenant shall not place toilet facilities over Landlord’s electrical service room. Tenant shall replace all Upper Level sanitary sewer lines and connections with Schedule 40 PVC. e) Plumbing shall be installed in accordance with applicable code,f) Landlord may have provided plumbing vent stacks throughout the Shopping Center. Tenant shall run its metal vent piping to the nearest vent stack and connect to the opening provided by Landlord. Tenant shall install a metal plugged tee in its vent piping to permit connection to the vent stack by other tenants. g) Tenant shall provide at least one floor drain and cleanout in each toilet and kitchen area. h) Tenant shall provide access to cleanouts in the Leased Premises. i) If Tenant is an upper level tenant, horizontal sanitary sewer lines shall be installed above the ceiling of a lower level tenant and the lines shall be insulated to prevent condensation. If more than one tenant is required to attach to a single stub on the upper level, Tenant shall install a plugged “Y” branch fitting to provide for future connections. 4. Restaurant Trash Room If Tenant is a restaurant which is not part of a food court, Tenant shall provide within the Leased Premises, at Tenant’s expense, a trash storage room adjacent to the rear service door. The trash room shall be adequate to store a minimum of two (2) days’ accumulation, with air conditioned ventilation of a minimum seventy (70) degrees and two (2) CFM per square foot, and a hose bib and floor drain. Grease traps shall be located within the trash storage room. 5. Tenant Grease Traps a) Tenant shall install a dedicated grease trap with necessary plumbing and indicate the location of the grease trap system on its plumbing plans. The grease trap system installation shall be coordinated with Landlord’s on-site construction representative. b) Tenant shall be responsible for properly maintaining its grease trap system. If Tenant fails to do so, Landlord may maintain the system and backcharge Tenant at three times Landlord’s cost. c) Copies of maintenance and cleaning reports shall be submitted to Landlord’s on-site manager. 6. Natural Gas Service Landlord may provide a natural gas line. Natural gas service may be available from the local utility company. If natural gas service is available, Tenant shall arrange to obtain service from the local utility company. Piping, meter and all associated work for extension of service to the Leased Premises shall be provided by Tenant, at Tenant’s expense and shall be subject to Landlord’s approval and code requirements. 7. Roof Drainage Roof drainage shall be provided by Landlord.

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8. Telephone Service Tenant shall arrange with the telephone, internet and cable or satellite television companies for any such service required by Tenant, and shall build-out all necessary related facilities. F. HEATING, AIR CONDITIONING AND VENTILATION SYSTEM 1. All HVAC systems serving the Premises shall be integrated with Tenant’s fire alarm control panel. Tenantshall maintain, repair and replace the fire alarm control panel and all related sensors and other relatedequipment. 2. Information on Ventilating System Design a) Ductwork: Tenant shall complete its duct connections at Tenant’s sole expense. Tenant shall provide, at Tenant’s sole expense, all ductwork and accessories for air distribution in accordance with the procedures described in the American Society of Heating, Refrigerating, and Air Conditioning Engineering Guide (“ASHRAE”), and in accordance with the latest methods recommended in the Sheet Metal and Air Conditioning Contractors National Association (“SMACNA”) low velocity duct manual. b) Ceiling Access Panels - Tenant shall provide 24” x 24” flush mount access panels in the ceiling within the Leased Premises at dampers, HVAC equipment and elsewhere as required by Landlord in order to provide access to the equipment. c) Tenant shall upon request by Landlord supply Landlord with evidence satisfactory to Landlord that Tenant is fulfilling Tenant’s obligations under the Lease to maintain the heating, ventilation and air conditioning equipment within the Leased Premises, including, without limitation, providing a copy of the current HVAC servicing contract, if required by the Lease. 3. Automatic Temperature Controls System for Tenant Stores a) The Leased Premises shall have its own thermostat(s), to be provided and installed by Tenant to control temperature in the Leased Premises during business hours. It will be Tenant’s responsibility to operate the temperature control system properly during all hours when Tenant is required to be open for business. b) Landlord may require Tenant to furnish and install, at Tenant’s expense, a life safety system within the Leased Premises to shut down the heating, air conditioning and ventilation whenever an abnormal condition is detected. In addition, these devices may be required by local code authorities as part of the fire prevention smoke removal system. 4. Supplemental Air Conditioning Unit a) Upon prior written approval of Landlord, Tenant may, at its expense, install and operate a Supplemental Air Conditioning Unit (the “Unit”) on the roof of the Shopping Center. The Unit shall supplement (and not replace) any existing air conditioning unit, and shall be compatible with any existing air conditioning unit in all respects, including, but not limited to, roof integrity, structure, air flow, electric load, life safety alarm system and utility capacity.

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b) Tenant Unit condensate drain lines must be installed from the Unit to roof drains. c) All plans, specifications and calculations required in connection with the installation and operation of the Unit shall be provided by Tenant at Tenant’s expense. Any review of the plans, specifications and calculations performed by Landlord or Landlord’s engineer as Landlord deems necessary, shall be performed by Landlord’s contractor at Tenant’s expense. Tenant shall be required to submit to Landlord for prior approval: (i) A detailed description of the type of Unit to be installed and operated and related structural calculations; (ii) Plans and specifications for the installation and operation of the Unit;(iii) Copies of all required permits, licenses and authorizations which Tenant shall obtain at its own expense; (iv) A certificate of insurance evidencing the insurance coverage required by this Lease, and any additional insurance required by Landlord for the installation and operation of the Unit; and(v) Copies of all maintenance agreements and balance reports for the Unit. d) Tenant shall not install or operate the Unit without the prior written approval of Landlord. Tenant shall not enter nor remain upon the roof without a representative of Landlord being present. e) Tenant, its agents and contractors shall not cause any damage to any part of the Shopping Center, nor to persons or property in, upon or adjoining the Shopping Center. Tenant shall provide Landlord with original and notarized waivers of lien from Tenant’s contractor, subcontractors, and material suppliers in connection with the purchase and installation of the Unit, in a form and detail satisfactory to Landlord. f) If Landlord’s insurance premium or real estate tax assessment increases as a result of the installation or operation of the Unit, or for any reason attributable to the Unit, Tenant shall pay the increase as additional rental upon notice from Landlord. g) Notwithstanding anything to the contrary contained in the Lease, Tenant shall have no right to an abatement, deduction or set-off in rental if Tenant is unable to use the Unit. h) The installation, operation and removal of the Unit shall be at Tenant’s sole risk. Tenant agrees to indemnify and defend Landlord against all claims, actions, damages, liability, and expenses in connection with the loss of life, personal injury, damage to property or business or any other loss or injury arising out of or in connection with the installation, operation or removal of the Unit. Tenant also agrees to indemnify Landlord for all costs and expenses (including reasonable attorneys’ fees) incurred as a result of any litigation concerning or pertaining to the Unit. i) Landlord shall have the right to require Tenant to cease operation of the Unit if it is causing damage to any of the structural or mechanical elements of the Shopping Center, interfering with or diminishing any service provided by Landlord or others or interfering with any other tenants’ business. j) At the expiration or earlier termination of this Lease, or upon the cessation of the operation of the Unit, Tenant shall immediately remove and dispose of the Unit at its sole expense. Tenant shall leave the

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portion of the roof where the Unit was located in good order and repair. If Tenant does not remove the Unit as required, Landlord shall have the right to remove and dispose of the Unit and charge Tenant for all costs and expenses incurred by Landlord in connection with the removal and disposal of the Unit. Landlord shall not be liable for any property disposed of or removed by Landlord. k) Tenant shall locate the Unit and provide structural modifications in order to comply with the Shopping Center’s structural load limits. Tenant shall submit structural calculations which have been prepared by a licensed structural engineer to Landlord for review by Landlord’s engineer at Tenant’s expense. Landlord may require modifications to Tenant’s design and construction. l) Tenant shall pay for all utilities consumed as a result of and in connection with the Unit in accordance with the terms of the Lease. G. FIRE PROTECTION SYSTEM 1. Tenant shall be responsible for modifying the existing sprinkler grid system, plus installing any necessary additional sprinkler heads Tenant may require. Any such modification shall be performed by Landlord’s pre-approved sprinkler contractor at Tenant’s sole expense. 2. Deleted. 3. Tenant is liable for compliance with the requirements and recommendations of Landlord’s fire protection engineers during construction and subsequent requirements and recommendations. 4. If Tenant makes any modifications to the existing grid, Tenant shall be required to submit to Landlord four sets of Tenant’s sprinkler shop drawings and hydraulic calculations for Landlord’s fire protection engineer’s review at Tenant’s expense. Landlord may, at Landlord’s option, delay the opening of the Leased Premises, until Tenant has submitted the required sprinkler drawings and calculations. 5. Throughout the Term, Tenant shall keep in good order and repair and shall maintain the sprinkler system in the Leased Premises, including checking, testing and servicing thereof, and shall make any necessary repairs to or replacements of such sprinkler system except that Tenant shall be financially responsible for all repairs and replacements thereto necessitated by any acts, omission to act or negligence of Tenant or Tenant’s agents, employees and contractors. H. EXITS Exit requirements and exit identifications within the Leased Premises shall be furnished and installed by Tenant in accordance with requirements of applicable code and subject to approval by the local building authority. Exit lights shall have auxiliary battery power provided with individual battery units for each fixture, or through a twelve (12) volt wiring system with a single battery source. Exit lights shall always be illuminated and shall operate simultaneously with the emergency lights. I. FIRE EXTINGUISHER REQUIREMENTS Tenant shall furnish and install a minimum of one fire extinguisher in the Leased Premises. The number of extinguishers provided by Tenant shall be as required by applicable code. The extinguisher type shall be

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Class 4-A:40B:C dry chemical. The location of extinguishers must be approved by Landlord’s fire protection consultant and local regulatory entities. Fire extinguishers are required during construction. J. Deleted. K. EXHAUST SYSTEM 1. Toilet Exhaust Systems a) Tenant shall provide its own toilet exhaust system in accordance with applicable code. Tenant’s system exhaust shall not be less than two (2) CFM per square foot of toilet room area or fifty (50) CFM. b) Tenant shall provide an appropriately sized fan controlled by light switch and backdraft damper and will run its toilet exhaust duct(s) to an exhaust stack provided by Landlord. Tenant shall connect its duct to the exhaust stack and shall provide a metal capped tee to allow for the exhaust duct connection of other tenants. 2. Special Exhaust Systems a) Food or other odors must be exhausted to the atmosphere through a Tenant-furnished and installed up- blast exhaust fan in accordance with applicable code. The fan unit shall be modified by the addition of a venturi type duct adapter to assure a minimum discharge velocity of 2000 F.P.M. The exhaust fan shall have a drainage area at the bottom of the unit equipped with a residue trough equipped to be cleaned periodically by Tenant. The location of the exhaust fan shall be no less than 20’-0” away from any air intakes. An additional duct extension of the fan discharge may be required. Exhaust duct and fan locations shall be submitted to Landlord for prior approval. b) Tenant shall clean its filter and duct systems regularly to avoid grease damage. Tenant shall submit cleaning reports to Landlord on a regular basis. c) Tenant shall provide an electrical interlock to allow the kitchen exhaust fan to run simultaneously with the lights. d) Makeup air for exhaust systems from kitchen, food preparation area, dining area and cafeteria area shall be accomplished by Tenant-furnished and installed makeup air systems or, at Landlord’s discretion, from secondary mall air. If more than ten percent (10%) of the air furnished to the Leased Premises from Landlord’s air supply system is used as supply air for Tenant’s Special Exhaust System, the Operating Charge shall be adjusted. 3. Exhaust Fan Discharge Dampers Exhaust fan discharge dampers shall be parallel blade, neoprene-lined edge and reasonably airtight whenclosed. The discharge dampers shall be located close to an outdoor outlet and equipped with a dampercontrol operator. 4. Exhaust Discharge Outlets, Relief Air Outlets, and Rooftop Equipment

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Exhaust discharge outlets relief air outlets and rooftop equipment shall be mushroom type with roof locations and projections as approved by Landlord. All roof-mounted equipment shall be approved by Landlord and installed on curbs, and properly flashed into the roof by Landlord’s roofing contractor at Tenant’s expense. Projections above 3’-0” will require additional approval by Landlord. 5. Damper Controls and Interlock Damper controls with automatic fan shutdown and interlock to maintain the original design air balance shall be provided by Tenant and approved by Landlord. The control system must be able to shut down its fans in case of fire. 6. Food Preparation Exhaust Systems - Special Requirements a) The automatic extinguishing equipment shall be installed in accordance with the National Fire Protection Association Standard 96, latest edition, Section 10 (“Pamphlet 96”). The extinguishing system shall be Underwriters Laboratories approved CO“ or dry chemical pre-engineered system with the following features: (i) Protection of the hood and duct; (ii) Surface protection for deep fat fryer, griddle, broiler and range;(iii) Automatic devices for shutting down fuel or power supply to the appliances. (It should be noted that these devices must be of the manual reset type.); and (iv) Provided with a simple means to manually activate the fire extinguishing equipment within a path of ingress or egress. This means of manual activation shall be mechanical (not electrical) and must be clearly identified; b) The extinguishing system shall be installed and inspected in accordance with Pamphlet 96. Tenant shall enter into an inspection agreement with a firm qualified by the system manufacturer to perform such inspections. If dry chemical systems are used, the exhaust fan must run during the use of the extinguishing system. The systems vendor shall submit plans and other pertinent information on the proposed system to Landlord for prior review and approval. c) All exhaust system ductwork and exhaust fans used for exhausting cooking odors and grease- contaminated air shall be cleaned on a regular schedule. Cleaning shall occur at frequent intervals to prevent grease accumulation. Cleaning reports shall be submitted to Landlord on a regular basis. Underwriters Laboratories approved grease extracting hoods with water washdown cycle are suggested. A properly designed conventional range hood with washable grease filters is acceptable, provided that fire protection sprinkler heads or chemical fire protection is provided above the filters and within the exhaust duct run between the hood and the roof-mounted exhaust fan, and further provided that it is approved by Landlord’s fire protection engineers. L. ELECTRICAL WIRING 1. Electrical Service

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a) Tenant shall connect and furnish all necessary labor, branch and main circuit breakers, panels, transformer, conduit, wire, fuses, etc,, to provide a complete approved electric distribution system within the Leased Premises. b) Should Tenant modifications to the existing electrical system cause the total connection load to exceed fifteen (15) volt-amperes per square foot and Landlord approves same, Tenant will pay for such; excess capacity, within ten (10) days after billing, based upon the following schedule or rates: Excess Volt-Amperes 3.001 - 10,000 volt-amperes $500.00 10.001 - 20,000 volt-amperes $500.00 plus $.04/volt-amperes 20.001 - 50,000 volt-amperes $900.00 plus $.033/volt-amperes 50.001 - 1000,000 volt-amperes $1,900.00 plus $.030/volt-amperes Excess of 1000,000 volt-amperes $3,400.00 plus $.010/volt-amperesc) Tenant’s electrical drawing submittals shall be prepared by a registered electrical and mechanical engineer, include a line diagram and individual wattage tabulation (as well as overall total wattage demand) of the electrical load including quantities and sizes of lamps, appliances, signs, water heaters, etc. A complete electrical panel schedule is required for each installation. 2. Electrical Construction a) Electrical materials and equipment shall be National Electrical Code Standard, unless better grade is required by local code and shall bear the Underwriters Laboratories label. All wire must be copper. b) Telephones and service shall be provided and installed by Tenant. A complete conduit system, if required, shall be provided by Tenant for the utility company with wires installed in the conduit. c) Lighting fixtures shall be furnished and installed by Tenant, and shall be of a type approved by ■’ applicable inspection authorities. Recessed fixtures in furred spaces shall be connected by a flexibleconduit and “AF” wire and run to a branch circuit outlet box which is independent of the fixture. Fluorescent ballast shall have individual non-resetting overload protection. d) Electrical material shall be furnished and installed by Tenant. Distribution panels, motor starters, lighting panels and push button stations shall bear engraved bakelite nameplates. e) Electric water-heaters for domestic water usage in the Leased Premises are to be furnished and installed by Tenant. Heaters must have a pressure relief valve discharge piped to nearest drain in the Leased Premises. Tenant shall submit support detail if a water heater is above the finished floor. f) Panel board, furnished and installed by Tenant, for lighting and power within the Leased Premises shall be equal to type NLAB class panels, and shall meet the requirements of local code. g) A floor-mounted transformer shall be furnished and installed by Tenant, as required. M. GENERAL 1. Tenant shall provide final working drawings prepared by a registered architect of the state in which the Shopping Center is located, and licensed engineers for all items of Tenant’s Work.

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2. Deleted. 3. Any existing materials, fixtures or equipment which Tenant plans to use in the Leased Premises shall be of a quality level of new or like new and use of any such materials is subject to Landlord’s prior written approval. The installation or use of “used” materials other than those in the Leased Premises at the time of delivery of possession to Tenant shall not be permitted. 4. Landlord, Tenant or any local utility company shall have the right, subject to Landlord’s approval, to run utility lines, pipes, ducts, etc. above the Leased Premises. It shall be Tenant’s responsibility to provide flush-mounted access panels in its finished work where required by Landlord. 5. Tenant shall prepare its plans and perform Tenant’s Work in compliance with Landlord’s requirements, governing statutes, ordinances, regulations, codes and insurance rating boards. Landlord’s approval does not relieve Tenant of its obligation to complete Tenant’s Work in accordance with the terms of the Lease, nor of the necessity of complying with the laws, rules, regulations and ordinances of local governing authorities. 6. Landlord shall have the right to approve Tenant’s contractors and subcontractors, however approval shall not constitute the assumption of any responsibility or liability by Landlord for the actions of Tenant’s contractors or subcontractors or the quality or sufficiency of Tenant’s Work. 7. Temporary electrical service or permanent electrical distribution, at Landlord’s option, may be provided in general areas during construction. It shall be Tenant’s responsibility to request, in writing, permission to connect to a temporary power source, run code-approved temporary lines as may be necessary and distribute temporary service in the Leased Premises. 8. Tenant shall be required to erect a barricade at the start of Tenant’s Work, at Tenant’s expense. 9. All drilling, welding or other attachment to the structural system must be approved by Landlord in writing before the start of Tenant’s Work, and must be clearly identified on Tenant’s drawings. Landlord approval of the drawings does not relieve Tenant of the responsibility to make a request in writing prior to starting Tenant’s Work. 10. During initial construction, fixturing and stocking, Tenant shall provide a trash removal service from the area designated by Landlord. It shall be Tenant’s responsibility to break its boxes down and place its trash daily in the containers provided. Trash accumulation shall not be permitted overnight in the Leased Premises, Common Areas or service corridors. 11. Tenant is required to keep the Leased Premises, the corridor, mall or arcade adjacent to the Leased Premises free of trash. 12. Tenant’s contractor or subcontractor shall not post signs in any part of the Shopping Center, on construction barricades or in the Leased Premises. 13. Tenant shall obtain a Certificate of Occupancy promptly following completion of Tenant’s Work, and shall promptly forward a copy of it to Landlord prior to Tenant opening for business in the Leased Premises. Tenant shall not be permitted to open for business without a Certificate of Occupancy. Upon completion of Tenant’s Work, Tenant shall submit an original contractor’s notarized affidavit, all subcontractors’ original notarized affidavits and original notarized final waivers of lien, as well as any original notarized lien

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waivers that Landlord may require from contractors, subcontractors, laborers, materialmen and material suppliers. The documents must be in a form and detail satisfactory to Landlord. 14. Work performed by Tenant or Tenant’s contractor shall be performed so as to avoid a labor dispute. If there is a labor dispute, Tenant shall immediately undertake whatever action may be necessary to eliminate the dispute including, but not limited to, (i) removing all disputants from the job site until the labor dispute is over, (ii) seeking an injunction in the event of a breach of contract action between Tenant and Tenant’s contractor and (iii) filing appropriate unfair labor practice charges in the event of a union jurisdictional dispute. If, during the period of initial construction of the Leased Premises, any of Tenant’s employees, agents or contractors strike, or if picket lines or boycotts or other visible activities objectionable to Landlord are conducted or carried out against Tenant or its employees, agents or contractors, Tenant shall immediately close the Leased Premises and remove all employees until the dispute giving rise to the strike, picket line, boycott or objectionable activity has been settled to Landlord’s satisfaction. 15. Tenant agrees that it will not, at any time prior to or during this Lease, including the period of the performance of Tenant’s Work, either directly or indirectly, employ or permit the employment of any contractor, or any materials in the Leased Premises, if the use of the contractor or the materials would, in Landlord’s sole opinion, create a difficulty, strike or jurisdictional dispute with other contractors engaged by Tenant or Landlord or others, or would in any way disturb the construction, maintenance or operation of the Shopping Center. If any interference or conflict occurs, Tenant, upon demand by Landlord, shall cause all contractors or all materials causing the interference, difficulty or conflict, to leave or be removed from the Shopping Center immediately. 16. If Tenant or Tenant’s contractor fails to perform Tenant’s Work, or any part of Tenant’s Work, in a manner satisfactory to Landlord within ten (10) days after receipt of Landlord’s punch list, Landlord shall have the right, in addition to and not in lieu of Landlord’s other rights and remedies, to perform the Work, and Tenant shall pay Landlord for costs incurred by Landlord. 17. Landlord shall have the right to charge Tenant for certain improvements and other work performed by Landlord or caused to be performed by Landlord at Tenant’s request, within the Leased Premises although they may not be itemized in the Lease. This work shall be paid for by Tenant as additional rental upon notice by Landlord. Landlord has no duty however to do any work which Landlord is not specifically and expressly required to perform under this Lease or which, under any provisions of this Lease, Tenant may be required to perform. The performance of work by Landlord shall not constitute a waiver of Tenant’s default in failing to perform the Work. 18. Deleted. 19. Except for Landlord’s gross negligence or willful misconduct, Tenant releases Landlord and Landlord’s contractor from any claim for damages against Landlord or Landlord’s contractor for any delay in the date on which the Leased Premises shall be ready for delivery to Tenant. 20. Tenant shall conform to and comply with all federal, state, county and local laws, ordinances, permits, rules and regulations in the performance of Tenant’s Work or in the performance of any alterations, additions or modifications. Likewise, in the performance of Tenant’s Work or in the performance of any alterations, additions or modifications, Tenant shall not use or install, nor shall permit its contractors to use or install, any building materials containing asbestos or other Hazardous Material. Upon expiration of the Term or the earlier termination of this Lease, Tenant shall provide Landlord with a statement signed by Tenant that the Leased Premises do not contain any Hazardous Material. If Tenant fails to do so, Landlord shall have the right to have the Leased Premises inspected for the presence of Hazardous Material, and if

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Hazardous Materials are present in the Leased Premises, to take all actions which are necessary to return the Leased Premises to the condition it was in prior to the presence of Hazardous Material in the Leased Premises, all at Tenant’s sole cost and expense. This obligation by Tenant shall survive the Expiration Date or earlier termination of this Lease and shall survive any transfer of Landlord’s interest in the Shopping Center. 21. Landlord shall not be liable for any injury to person or damage to property of Tenant, or of Tenant’s employees, licensees or invitees, from any cause whatsoever occurring upon or about the Leased Premises, and Tenant shall and will indemnify, defend and save Landlord harmless from any and all liability and claims arising out of or connected with any injury or damage. Tenant acknowledges that these provisions become effective beginning upon the date Tenant or its agents enter the Leased Premises. This obligation to indemnify shall include reasonable attorneys’ fees and other reasonable costs, expenses and liabilities incurred by Landlord and its attorneys from the first notice that any claim or demand is to be made or may be made. 22. Notwithstanding any provision of the Lease to the contrary, without abatement or suspension of Tenant’s obligations, if any law, statute, ordinance, regulation, executive order or proclamation, or other governmental requirement or any governmental recommendation approved by Landlord, requires or recommends that Landlord not perform an obligation in connection with any energy conservation, ecology or other program, Landlord may comply without being deemed in violation of this Lease. 23. Tenant agrees to comply with the following schedule: a) By the submittal date for preliminary plans and specifications specified in the Reference Provisions, Tenant agrees to notify Landlord of the identity and mailing address of the licensed architect engaged by Tenant for the preparation of plans for Tenant’s Work. At the same time Tenant, at Tenant’s expense, shall deliver to Landlord for Landlord’s approval one (1) reproducible set of preliminary plans for Tenant’s Work. The preliminary plans shall include, without limitation, a floor plan, storefront and interior elevations, reflected ceiling plan and a color and sample board; andb) By the submittal date for final plans and specifications specified in the Reference Provisions, Tenant, at Tenant’s expense, shall deliver to Landlord for Landlord’s approval two (2) reproducible sets of final plans and specifications for Tenant’s Work, one (1) of which shall be signed by Tenant. 24. If alternate timing is not included in the Lease, then Landlord shall review Tenant’s plans and specifications and notify Tenant within fifteen (15) days of their receipt if they do not meet with Landlord’s approval. Tenant shall, within ten (10) days of the receipt of notification, revise and resubmit the plans and specifications. When Landlord has approved Tenant’s plans and specifications, Landlord shall initial and return one (1) set of approved plans to Tenant. That set shall show the date of Landlord’s approval, and shall be made a part of this Lease as “EXHIBIT D.” 25. If Tenant does not furnish Landlord with the identity of Tenant’s architect or furnish Landlord with plans and specifications by the required dates, Landlord shall have the right, in addition to any other right or remedy it may have at law or in equity, to cancel and terminate this Lease by written notice to Tenant. Landlord shall in addition to all other remedies, be entitled to retain and have recourse to any bond, deposit or advance rental previously deposited by Tenant under this Lease as liquidated damages. 26. Tenant shall maintain, repair and replace the existing elevators and escalators located within the Premises. Tenant shall enter into a monthly maintenance agreement for the maintenance of the such elevators and escalators with a provider reasonably acceptable to Landlord.

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N. ADDITIONAL REQUIREMENTS 1. Quality Standards All work by Tenant, including repair work, shall be performed in a first-class workmanlike manner and shall be in a good and usable condition at completion. Tenant shall require any person performing work to guarantee that the work is free from any and all defects in workmanship and materials for one (1) year from the date of completion. Tenant shall also require any such person to be responsible for the replacement or repair without additional charge of work done or furnished by or through such person which shall become defective within one (1) year after substantial completion of the work. The correction of work shall include, without additional charge, all expenses and damages in connection with the removal, replacement or repair of any part of work which may be damaged or disturbed. All warranties or guarantees for materials or workmanship on or regarding Tenant’s Work shall be contained in the contract or subcontract. The contract shall be written so that all warranties and guarantees shall inure to the benefit of both Landlord and Tenant, as their respective interests appear, and so that the contract can be directly enforced by either party. 2. Liens Neither Landlord nor any mortgagee of Landlord shall be liable for any labor or materials furnished to Tenant upon credit, and no mechanics or other lien for labor or materials shall attach to or affect any interest of Landlord or the mortgagee in the Leased Premises or the Shopping Center. Nothing in this Lease shall be deemed or construed to constitute Tenant as Landlord’s agent or contractor for the performance of Tenant’s Work. Tenant acknowledges that Tenant’s Work is to be performed solely for the benefit of Tenant. Nothing in this Lease shall be construed as constituting the consent or request of Landlord to any contractor for the performance of labor or the furnishing of any materials for Tenant, nor as giving Tenant authority to contract as the agent of or for the benefit of Landlord. 3. Coordination Tenant’s Work shall be coordinated with the work of other tenants in the Shopping Center, so that Tenant’s Work shall not interfere with or delay completion of other construction in the Shopping Center. 4. Insurance a) Tenant’s contractor must fulfill the following insurance requirements, and shall maintain at no expense to Landlord: (i) Workers’ Compensation Insurance with statutory limits and Employer’s Liability Insurance with limits of not less than $100,000.00. (ii) General Liability Insurance with limits of not less than $2,000,000.00 combined single limit for bodily injury and property damage, including personal injury, Contractual Liability coverage specifically endorsed to cover the indemnity provisions contained herein and Contractor’s Protective Liability coverage if contractor uses subcontractors.

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(iii) Vehicle Liability Insurance in the Contractor’s name, including owned, non-owned, leased and hired car coverage with limits of not less than $2,000,000.00 combined single limit per occurrence for bodily injury for property damage. 5. Tenant shall cause each of its contractors to agree to name Landlord, the parents, subsidiaries and affiliates of Landlord and, if Landlord elects, any owner or other occupant in or adjoining the Shopping Center, as Additional Insured on Contractor’s Commercial General Liability Insurance and Motor Vehicle Liability Insurance. 6. Certificate evidence of the required insurance shall be furnished to Landlord before the start of Tenant’s Work. Insurance carriers shall have a Best’s rating of A-VII or better, and shall be registered or authorized to do business in the state in which the Shopping Center is located. 7. Each of Tenant’s contractors shall also, to the fullest extent permitted under the law, protect, defend, save harmless and indemnify Landlord, the parents, subsidiaries and affiliates of Landlord, and if Landlord elects, any owner or other occupant in or adjoining the Shopping Center, and their employees, officers and agents against any and all liability claims, demands or expenses incurred on account of any injury or damage, alleged or real, arising out of or in any way connected with any act or omission to act on the part of the indemnitor. 8. “As-Built” Drawings and Specifications a) Within ten (10) days after opening for business in the Leased Premises, Tenant shall provide Landlord with one (1) set of “as-built” drawings and specifications indicating the changes from EXHIBIT G made during the performance of Tenant’s Work (“as-built” drawings shall accurately locate all underground utilities and equipment installed), and one (1) set of reproducible as-built sepias. As-built drawings and sepias shall be delivered to Landlord prior to final inspection of the Leased Premises. b) Upon completion of construction of any alterations to the Leased Premises, Tenant shall promptly deliver to Landlord a full and complete set of as-built drawings showing the alterations. 9. Pollution Tenant shall comply with any existing or future city, state, county or federal regulations or legislation regarding the control of pollution. 10. Americans with Disabilities Act of 1990 Notwithstanding anything to the contrary contained in this Lease, Tenant shall comply with the Americans with Disabilities Act of 1990 (“ADA”), and any amendment to the ADA, as well as applicable state and local laws, regulations and ordinances regarding access to, employment of and service to individuals covered by the ADA. Compliance will include, but not be limited to, the design, construction and alteration of the Leased Premises. 11. Tenant shall install a plastic curtain wall at the Mall Entrance during the construction phase in order to contain dust and debris to the Premises. Tenant shall take all other measures necessary (in Landlord’s reasonable discreation) to prevent construction dust and debris from reaching the Joint Use Areas.

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EXHIBIT “H Tenant’s approved signage plan (design and location)

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STUDIO MOVIE GRILL 14-0235 R6 »•< 1 of 16 “EXHIBIT C* 12332 UNIVERSITY MALL TAMPA, FL T I B I H X E SCALE 1/l6'=r-0'

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36-5 3/4" H 5 7/8’ 5" DEEP ALUM. RETURNS PAINTED SPRAYLAT SM-171S BRUSHED ALUMINUM. FRONT LIT / BACK LIT PCUS_________________________________w=i'-o' PAINT INSIDE WITH LIGHT ENHANCE PAINT. 1" SILVER TRIM CAPS. (1) SET REQUIRED - MANUFACTURE & INSTALL 347 8 SQ. FT. WHITE ACRYLIC FACES. ALUM BAFFLE. CLEAR ACRYLIC BACKS WITH DIFFUSER. FACE LIT/ BACKLIT WITH WHITE LEDs. REMOTE POWER SUPPLIES IN METAL BOX WEEP HOLE(S) AT BOTTOM OF EACH LETTER. WEATHER-PROOF TOGGLE SWITCH AT SIDE OF EACH LETTER. MOUNT SIGN LETTERS OFFSET 2" FROM FASCIA USING NON-CORROSIVE (ALL-THREAD) FASTENERS. ALL PENETRATIONS SEALED WATER TIGHT ELECTRICAL NOTE: PRIMARY ELECTRICAL TO BE PROVIDED BY OWNER & GENERAL CONTRACTOR MUST PROVIDE ACCESSIBILITY TO REMOTE POWER SUPPLIES. 3 LETTER SECTION UJ=j LABELS REQUIRED INSTALL IN ACCORDANCE W/ NATIONAL ELECTRIC CODES

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STUDIO MOVIE GRILL 2V-2 1/a* 5** 3 or 16 12332 UNIVERSITY MALL TAMPA, FL OSIGN LETTER DETAIL_________________________________________________________________scale: 3/8”= r-0"ONE ( 1 ) SET REQUIRED - MANUFACTURE AND INSTALL SQ. FT.: 15-43.125" ALUM. FACE & BACKS PAINTED SPRAYLAT SM-171S A'twl'w BRUSHED ALUMINUM. *j»v w n c .063“ ALUM. RETURN NOTCHED AROUND SUPPORT ALUM ANGLE CLIP TACK WELD TO LETTER BACK fe‘2£5j£ssi«Si?‘- rxrx.125" ALUM. SQ. TUBE SUPPORT PAINTED SPRAYLAT SM-171S BRUSHED ALUMINUM, WELDED TO LETTER BACK & STRINGER .150" CLEAR POLYCARBONATE GE TETRAMAX 7100K WHITE L E.D. .063" FABRICATED ALUM. LIGHT CHANNEL PAINTED SPRAYLAT SM-171S BRUSHED ALUMINUM. RETAINER & LED PANEL |^I Chandler Signs POWER SUPPLY 3X3 STEEL MATCH PLATE N ALUM. ANGLE SPREADER AS NEEDED BY G.C. \ WEEP HOLES AS REQUIRED 3355=35! FINAL ELECTRICAL CONNECTION 8Y CUSTOMER

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STUDIO MOVIE GRILL 33**22*; ALUM. FABRICATED REVERSE CHANNEL FABRICATED SYMBOLS 12332 UNIVERSITY MALL EXTERIOR PAINTED SPRAYLAT TAMPA, FL SM-171S BRUSHED ALUMINUM FINISH. W.R* DEBBIE MOLTZ ta____STEPHANIE MOORE INTERIOR PAINTED WHITE LIGHT ENHANCING PAINT. WHITE LE.D. HALO ILLUMINATION CLEAR POLYCARBONATE BACKS WITH WHITE DIFFUSER FILM 2" STAND-OFFS WITH 1/2* DIA METAL TUBE SPACERS. •««* wM 1V -nfl>WcK.KX>.’ vtlt*CA -‘CSc » v.v<, .y.WiMrtK rj ww. ______ [£] Chandler Signs amp »<■ T — RCLSYMBOLS SCALE: 3/8" = 1'-0‘ ONE ( 1 ) OF EACH REQUIRED - MANUFACTURE AND INSTALL SQ FT.: 9.0 EA. APPROX. 2 AMPS EACH. ONE (1 ) 120V, 20 A CIR. REQUIRED (ALL 3 SYMBOLS). ELECTRICAL NOTE: PRIMARY ELECTRICAL TO BE PROVIDED BY OWNER 8, GENERAL CONTRACTOR MUST PROVIDE ACCESSIBILITY TO REMOTE POWER SUPPLIES.

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STUDIO MOVIE GRILL A A TEMPORARY NON LIT PAN PANEL scale w^r-r Si/ TWO ( 2 ) REQUIRED - MANUFACTURE AND INSTALL 5 of 16 S/F FLUSHED TO WALL NON LIT ALUM. PAN PANEL FACE AND RETURNS P.T.M. P.M S. 540C BLUE WHITE OPAQUE 3M VINYL GRAPHICS APPLIED ON 1ST SURFACE 12332 UNVERSITY MALL TAW PA FL iM« W'W <*■•» »c VwrV, -v^v • •: .i vjrtci -- W .-- •tsc'X, «' *«..-1.w*tt

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STUDIO MOVIE GRILL o SCALE 1/2'=T-0' SIX TOTAL ( 2 PER SIGN ) REQUIRED - MANUFACTURE 6 of 16 SAPPHIRE BLUE (PMS 288 MATCH) APPLIED ON MULTI-TENANT PYLONSSURVEY REQUIRED TO OBTAIN EXACT TENANT SIZE. RUBBING REQUIRED FOR OPTION 2. 12332 UNIVERSITY MALL TAMPA. FL SIDEA SIDEB «> ?l * *<-<» V.'» *x '*•

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VINYL SCALE 1"=1'-0’ SIXTEEN (16) TOTAL ( 2 PER SIGN ) REQUIRED - MANUFACTURE AND APPLYBLACK VINYL APPLIED ON D/F NON LIT DIRECTIONAL SIGNS DIRECTION OF ARROW AND VINYL COLOR T.B.D. Font News Goth Bold SURVEY REQUIRED TO OBTAIN SIGN SIZE AND VINYL COLOR DETERMINE ARROW DIRECTION IN ALL SIGNS 39 1/2" i--------------------------------------------1 II Studio Movie Grill > II SCALE 1/2" =T-0"

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STUDIO MOVIE GRILL TEMPORARY NON LIT PAN PANEL SCALE 1/4’ =1‘-0" VINYL_____________________________ __________________SCALE 1/4" =V-0"TWO ( 2 TOTAL } ONE OF EACH REQUIRED - MANUFACTURE AND INSTALL SQ. FT.: TWO ( 1 PER SIGN ) REQUIRED - MANUFACTURE AND APPLY WHITE OPAQUE 3M VINYL APPLIED IN 1ST SURFACE S/F FLUSHED TO WALL NON LIT ALUM. PAN PANEL P.T.M. P.M.S. 540C BLUE (CONFIRM ARROW DIRECTION } WHITE 3M OPAQUE VINYL GRAPHICS APPLIED ON 1ST SURFACE FINAL ELECTRICAL SCALE 1/16"=1'-0‘ CONNECTION BY CUSTOMER

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STUDIO MOVIE GRILL TEMPORARY ALUM. F.C.O- WITH VINYL TEMPORARY ALUM. F.C.O. WITH VINYL14-0236 R6 F/VE ( 5 ) REQUIREO - MANUFACTURE AND APPLY SCALE 1* =1 ’-0" ONE ( 1 ) REQUIRED - MANUFACTURE AND APPLY SCALE 1" =1'-0"3wl 9 OF 16 S/F NON LIT ALUM. F.C.O. PANEL P.T.M. P.M.S. 540C BLUE S/F NON LIT ALUM. F.C.O. PANEL P.T.M. P.M.S. 540C BLUE WHITE 3M OPAQUE VINYL GRAPHICS APPLIED ON 1ST SURFACE WHITE 3M OPAQUE VINYL GRAPHICS APPLIED ON 1ST SURFACE■ExwiartC" 20 12332 UTNAIMVPEARS FITLY MALL 17 1/4* DEBBIE MOLTZ Carfn*r STEPHANIE MOORE I ElZtJrt IH s tm 3/11/14 E V •— 1 - STUDIO STUDIO ^v, Km MOVIE GRILL MOVIE GRILL • - -i U‘»W*i*\*)*;(* I >o ■‘.’T.-m *A•JO-VJ iiWf**!*;** esgssBl--» ,'*•;* iw-vt , iw, —«o* r, Ui*-n <■**. »SI««HrvV’ V ■fevsyr? in«r«, N.T.S. FINAL ELECTRICAL CONNECTION BY CUSTOMER

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STUDIO MOVIE GRILL SsS'ifSJ !K»#aaKSS!53|fflK! ■.''SJ.* a >1 ,•*!./t"(>, W3.1 OVr *• <0 IVJ!S>t ■ff*l*»**» K W-rfAS.2*>>/: :•:; :j n i,t oVn--a-v--->S^-f- yt'-A -t. 'KS• t'.'v.a' AA rv' -*«.a^ r -.'.trW-’ir.pT'« V **LatVXiv»-»'»^.V * • ■WV >T’*L-------, •s ra>i > i ’A3.\•T •» UMtl-IW latcmniui Ut-MtMM 'qiimHIK >*2an m!hu«u 1»M2t-UB "ta Sumih *u rJau-WMwJ ur*nm>*' zztz™ SwAj «HW|[ r™VTM*AMM< r'-»7

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26‘-6“ (v. q . p<8f field sutvoy ) 22'-0‘ i If.yis© I©v@i i I f o CN 610* I l ' ............. \ 1 ©SIGN LETTER DETAIL___________________________________ SCALE: 3/0" = 1’-0"ONE ( 1 ) SET REQUIRED - MANUFACTURE AND INSTALL SoTxialo .125" ALUM. FACE & BACKS PAINTED SPRAYLAT SM-171S BRUSHED ALUMINUM. .063" ALUM. RETURN NOTCHED AROUND SUPPORT ALUM. ANGLE CUP TACK WELD TO LETTER BACK 1-X1-X.125- ALUM. SQ. TUBE SUPPORT PAINTED SPRAYLAT SM-171S BRUSHED ALUMINUM, WELDED TO LETTER BACK & STRINGER *150" CLEAR POLYCARBONATE GE TETRA MAX 71OOK WHITE L.E.D. .063" FABRICATED ALUM. LIGHT CHANNEL PAINTED SPRAYLAT SM-171S BRUSHED ALUMINUM, RETAINER & LED PANEL POWER SUPPLY ALUM. ANGLE SPREADER AS NEEDED WEEP HOLES AS REQUIRED 3X3 STEEL MATCH PLATE BY G C BEFORE

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STUDIO NOVIC GRILL 14-0236 R6 1Z332 UNIVERSITY MALL TAMPA, a I- ateDPHEBABhTIEg MuoOoLnTgZ 1/4* STAND-OFF FROM WALL LT. GRAY PVC BUSHINGS OVER ALL-THREAD PINS arum 3/9* ALUM. F.0,0. HORIZONTAL BRUSH FINISH END VIEW FINAL LOCATION TO BE CONFIRMED WITH CUSTOMER [c]Chandler Signs ftnkl Brta* FINAL ELECTRICAL CONNECTION BY CUSTOMER

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STUDIO MOVIE grill 12332 UNIVERSITY MALL TAMPA, FL kn.Hr;. DEBBIE MOLTZ CarSntj STEPHANIE MOORE Wr« IH Me 3/11/14 Ifel?&SMfP£T W<. 1iUN..'<5 IFBKS2KS5.-*W' H*XMB> i*w.f «cS J’rloa.M I K’k«vnvc n n K 4o~olc feaB38S**»»*«»» I 0 Chandler Signs FINAL ELECTRICAL CONNECTION BY CUSTOMER

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5‘DEEP ALUM RETURNS PAINTED SPRAYLAX 2 7/0“ SM-171S BRUSHED ALUMINUM. H PAINT INSIDE WITH LIGHT ENHANCE PAINT. r SILVER TRIM CAPS /81“ WCLHEIATER A ACCRRYYLLIICC FBAACCEKSS. WITH DIFFUSER. 13 FACE LIT / BACK LIT WITH WHITE LEDs. / 8“1 REMOTE POWER SUPPLIES IN METAL BOX. 45" WEEP HOLE(S) AT BOTTOM OF EACH LETTER. /S3 MOUNT SIGN LETTERS OFFSET 2' FROM FASCIA USING (ALL-THREAD) FASTENERS. PRIMARY ELECTRICAL PROVIDED BY G.C /CUSTOMER- NOT INCLUDED BY CSI NOTE: WALL TYPE AND THICKNESS INFO TO BE PROVIDED BY PROJECT MANAGER. SPACERS MAY BE REQUIRED ON STANDOFFS FOR INSTALLATION. SECTION DETAIL 11/2 = r-Q"

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► T-31 ^ MONITOR SURROUND - TICKET KIOSK 3/4-_ 1 o- — ©MONITOR SURROUND BODY • STAINLESS STEEL PANEL CONSTRUCTED SURROUND W/ GUSSET RE-INFORCED CORNERS. •ATTACH LCD MOUNTING BRACKET TO WALLAND SLIP SURROUND OVER THE FRAME SAMSUNG ME4W(Q LED DISPLAY • OUTER PERIMETER OF LCD MONITOR SITS OUTSIDE OF SURROUND © 1 1/2'X1 1/2'ALUM. ANGLES-ATTACHED MONITOR (TYP.l TO WALL. MOUNTING STRINGERS FOR 3/4" = i -0" MONITOR SHROUD- NOTE: PURCHASED AND INSTALLED BY OTHERS ! -----**-:•------; i . NOTE: OJENT TO VERIFY MOUNT MODEL NUMBER AND MONITOR MODEL NUMBER PRIOR TO MANUFACTURE OF 5URROUND. SECTION 11/2" = r-o" ■ LOW PROFILE FULL MOTION WALL DISPLAY MOUNT •UP TO 15 DEGREE TILT ■ INTEGRATED CABLE MANAGEMENT • 125 LB. WEIGHT CAPACITY • MIN. DISTANCE FR: WALL 1.5" (DEPTH) ■ MAX DISTANCE FR: WALL 25" (MAX EXTENSION) CHIEF - TS525TU SWING ARM MOUNT DETAILS NOTE: PURCHASED AND INSTALLED BY OTHERS

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EXHIBIT “I (Approved form of Memorandum of Lease) This instrument prepared by and return to: Ted R. Tamargo, Esquire Fowler White Boggs P.A. 501 E. Kennedy Blvd., Suite 1700 Tampa, Florida 33602 ____________________________[Space Above This Line for Recording Data]_____________________________MEMORANDUM OF LEASE THIS MEMORANDUM OF LEASE (this “Memorandum”) is entered into this____day of April, 2014, by and between LSREF2 CLOVER PROPERTY 18, LLC, a Delaware limited liability company (“Landlord”), whose address is 2711 North Haskell Avenue, Suite 1800, Dallas, TX 75204, and MOVIE GRILL CONCEPTS XXIV LLC, a Texas limited liability company (“Tenant”), whose address is 8350 N. Central Expressway, Suite 400, Dallas, TX 75206. WITNESSETH: WHEREAS, Landlord and Tenant have entered into a Lease Agreement dated of even date herewith (the “Lease”), wherein Landlord has leased, let and demised to Tenant certain real property located in the University Mall in Hillsborough County, Florida, and more particularly described as follows: SEE EXHIBIT “A” ATTACHED HERETO AND INCORPORATED HEREIN BY REFERENCE together with all buildings, structures and other improvements thereon, if any (collectively, the “Premises”); and WHEREAS, Landlord and Tenant desire to enter into this Memorandum and record it in the public records to notify third parties of the existence of the Lease and that Tenant does not

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have the power, right or authority to subject Landlord’s interest in the Premises to any type of lien or claim of lien; NOW THEREFORE, Landlord and Tenant hereby acknowledge and agree as follows: 1. Term. The term of the Lease shall be for a period of ten (10) years commencingon April ___ , 2014 (the “Commencement Date”) and ending at 11:59 p.m. on April____,2024. Tenant shall have the option to renew the Lease for two (2) additional terms of five (5) years (for a total maximum term of twenty (20) years from the Commencement Date), upon the terms and conditions set forth in the Lease. 2. Liens Prohibited. Landlord’s interest in the Premises shall not be subject to any mechanics’, materialmens’, laborers’ or construction liens of any nature for any improvements made by Tenant. 3. Termination of Memorandum. If the Lease term has expired or been terminated and Tenant fails to execute and deliver a termination of this Memorandum of Lease within ten (10) days after Landlord's written request therefore, Landlord shall have the right to record in the public records of Hillsborough County, Florida, an affidavit of the manager, managing member, general partner or officer of Landlord attesting that (i) the term of the Lease has expired or has been terminated and the date of such expiration or termination, (ii) Landlord delivered to Tenant in accordance with the notice provision in the Lease a written request to execute a termination of this Memorandum, and (iii) Tenant has failed to execute and deliver to Landlord the aforementioned termination within ten (10) days after Landlord’s written request therefor. Such affidavit shall be effective to terminate this Memorandum and may be relied upon, without further inquiry, by third parties. 4. Counterparts. This Memorandum may be executed in counterparts, each of which shall constitute an original and all of which together shall constitute one and the same instrument. 5. Incorporation of Lease. All terms and conditions of the Lease are hereby incorporated herein by reference as if fully set forth herein. 6. Conflict. This Memorandum is solely for notice and recording purposes and shall not be construed to alter, modify, expand, diminish or supplement the provisions of the Lease. In the event of any inconsistency between the provisions of this Memorandum and the provisions of the Lease, the provisions of the Lease shall govern.

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IN WITNESS WHEREOF, Landlord and Tenant have executed this instrument on the day and year first above written. WITNESSES: LANDLORD: LSREF2 CLOVER PROPERTY 18, LLC, a Delaware limited liability company By:— Print name: Title: Print name:__ As to Landlord TENANT: MOVIE GRILL CONCEPTS XXIV LLC, a Texas limited liability company By:_ Print name: Title: Print name:_ As to Tenant

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STATE OF FLORIDA COUNTY OF_________________ THE FOREGOING instrument was acknowledged before me this ____ day of_____________ , 2014 by_________________________, as__________________________ _of LSREF2 CLOVER PROPERTY 18, LLC, a Delaware limited liability company, on behalf ofthe company. He/She [ ] is personally known to me or ( ] has produced__________________as identification. Print, Type or Stamp Name:______________ Notary Public, State of Florida Serial No., if any:___________ STATE OF_________________ __ COUNTY OF ________ TfIF FOREGOING instrument was acknowledged before me this ____ day of_____________ , 2014, by ______________________ ________ , as_____________________of MOVIE GRILL CONCEPTS XXIV LLC, a Texas limited liability company, on behalf of the company. He/She [ ] is personally known to me or [ ] has producedas identification. Print, Type or Stamp Name:________ Notary Public, State of Serial No., if any:____

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Exhibit “A” to Memorandum of Lease Legal Description {00868716;!}

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EXHIBIT “J (Form of SNDA) (Lender) and (Tenant) SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT Dated:______________ Location: UPON RECORDATION RETURN TO: (00868716;1)

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SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT THIS SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT(the “Agreement”) is made as of the ___ day__________, 20___ by and between_______________, a_________________________, its successors and assigns, having anaddress at _______________________________, a_______________________(“Lender”) and_________ , having an address at_________________________________________(“Tenant”). RECITALS: A. Tenant is the holder of a leasehold estate in a portion of the property known as____________, located at _____________________________ _, as more particularlydescribed on Schedule A (the “Property”) under and pursuant to the provisions of a certain leasedated________________ , 20___between __________________________ , or its predecessor ininterest, as landlord (“Landlord”) and Tenant or its predecessor in interest, as tenant (as amended through the date hereof, the “Lease”); B. The Property is or is to be encumbered by one or more mortgages, deeds of trust, deeds to secure debt or similar security agreements (collectively, the “Security Instrument”) from Landlord, or its successor in interest, in favor of Lender; andC. Tenant has agreed to subordinate the Lease to the Security Instrument and to the lien thereof and Lender has agreed to grant non-disturbance to Tenant under the Lease on the terms and conditions hereinafter set forth. AGREEMENT: NOW, THEREFORE, the parties hereto mutually agree as follows: 1. Subordination. The Lease shall be subject and subordinate in all respects to the lien and terms of the Security Instrument, to any and all advances to be made thereunder and to all renewals, modifications, consolidations, replacements and extensions thereof. 2. Nondisturbance. So long as Tenant pays all rents and other charges as specified in the Lease and is not otherwise in default (beyond applicable notice and cure periods) of any of its obligations and covenants pursuant to the Lease, Lender agrees for itself and its successors in interest and for any other person acquiring title to the Property through a foreclosure (an “Acquiring Party”), that; (a) Tenant’s rights under the Lease will be recognized; (b) Tenant’s peaceful possession of the premises as described in the Lease will not be disturbed during the term of the Lease, as said term may be extended pursuant to the terms of the Lease or as said premises may be expanded as specified in the Lease; and (c) Tenant shall not be joined as a party defendant in any foreclosure proceeding which may be instituted by lender. For purposes of this agreement, a “foreclosure” shall include (but not be limited to) a sheriff’s or trustee’s sale under the power of sale contained in the Security Instrument, the termination of any superior lease of the Property and any other transfer of the Landlord’s interest in the Property under peril of foreclosure, including, without limitation to the generality of the foregoing, an assignment or sale in lieu of foreclosure. (00868716;!)

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3. Attornment. Tenant agrees to attorn to, accept and recognize any Acquiring Party as the landlord under the Lease pursuant to the provisions expressly set forth therein for the then remaining balance of the term of the Lease, and any extensions thereof as made pursuant to the Lease. The foregoing provision shall be self-operative and shall not require the execution of any further instrument or agreement by Tenant as a condition to its effectiveness. Tenant agrees, however, to execute and deliver, at any time and from time to time, upon the request of the Lender or any Acquiring Party an instrument reasonably acceptable to Tenant which may be necessary or appropriate to evidence such attornment. 4. No Liability. Notwithstanding anything to the contrary contained herein or in the Lease, it is specifically understood and agreed that neither the Lender, any receiver nor any Acquiring Party shall be: (a) liable for any act, omission, negligence or default of any prior landlord (other than to cure defaults of a continuing nature with respect to the maintenance or repair of the demised premises or the Property); provided, however, that any Acquiring Party shall be liable and responsible for the performance of all covenants and obligations of landlord under the Lease accruing from and after the date that it takes title to the Property; (b) except as set forth in clause (a) above, liable for any failure of any prior landlord to construct any improvements; (c) subject to any offsets, credits, claims or defenses which Tenant might have against any prior landlord; (d) bound by any rent or additional rent which is payable on a monthly basis and which Tenant might have paid for more than one (1) month in advance to any prior landlord; or (e) be liable to Tenant hereunder or under the terms of the Lease beyond its interest in the Property. Notwithstanding the foregoing, Tenant reserves its rights to any and all claims or causes of action against such prior landlord for prior losses or damages and against the successor landlord for all losses or damages arising from and after the date that such successor landlord takes title to the Property. 5. Rent. Tenant has notice that the Lease and the rents and all other sums due thereunder have been assigned to Lender as security for the loan secured by the Security Instrument. In the event Lender notifies Tenant of the occurrence of a default under the Security Instrument and demands that Tenant pay its rents and all other sums due or to become due under the Lease directly to Lender, Tenant shall honor such demand and pay its rent and all other sums due under the Lease directly to Lender or as otherwise authorized in writing by Lender. Landlord hereby irrevocably authorizes Tenant to make the foregoing payments to Lender upon such notice and demand. 6. Lender to Receive Notices. Tenant shall notify Lender of any default by Landlord under the Lease which would entitle Tenant to cancel the Lease, and agrees that, notwithstanding any provisions of the Lease to the contrary, no notice of cancellation thereof shall be effective unless Lender shall have received notice of default giving rise to such cancellation and shall have failed within thirty (30) days after receipt of such notice to cure such default, or if such default cannot be cured within thirty (30) days, shall have failed within thirty (30) days after receipt of such notice to commence and thereafter diligently pursue any action necessary to cure such default. 7. Notices. All notices or other written communications hereunder shall be deemed to have been properly given (i) upon delivery, if delivered in person with receipt acknowledged by the recipient thereof, (ii) one (1) Business Day (hereinafter defined) after having been deposited for overnight delivery with any reputable overnight courier service, or (iii) three (3) Business Days after[00868716;!}

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having been deposited in any post office or mail depository regularly maintained by the U.S. Postal Service and sent by registered or certified mail, postage prepaid, return receipt requested, addressed to the receiving party at its address set forth above, and: if to Tenant, to the attention of: _______________ ________; and if to Lender: to the attention _________________________ of: or addressed as such party may from time to time designate by written notice to the other parties. For purposes of this Paragraph 7, the term “Business Day” shall mean any day other than Saturday, Sunday or any other day on which banks are required or authorized to close in New York, New York. Either party by notice to the other may designate additional or different addresses for subsequent notices or communications. 8. Successors. The obligations and rights of the parties pursuant to this Agreement shall bind and inure to the benefit of the successors, assigns, heirs and legal representatives of the respective parties. In addition, Tenant acknowledges that all references herein to Landlord shall mean the owner of the landlord’s interest in the Lease, even if said owner shall be different than the Landlord named in the Recitals. 9. Leasehold Financing. The parties acknowledge that Tenant has received or will receive certain loans and other financial accommodations from Goldman Sachs Specialty Lending Group, L.P., as agent for certain lenders, including their respective successors and assigns, which loans and other financial accommodations are secured by, among other things, a leasehold mortgage on Tenant's subordinate interest in the Lease and the Property. Lender agrees that any such leasehold mortgage or deed of trust and related estoppels or waivers from Landlord are permitted for purposes of this Agreement and that Lender shall recognize the effect thereof. 10. Duplicate Originals; Counterparts. This Agreement may be executed in any number of duplicate originals and each duplicate original shall be deemed to be an original. This Agreement may be executed in several counterparts, each of which counterparts shall be deemed an original instrument and all of which together shall constitute a single Agreement. The failure of any party hereto to execute this Agreement, or any counterpart hereof, shall not relieve the other signatories from their obligations hereunder. [SIGNATURES TO FOLLOW ON NEXT PAGE] {00868716,-1}

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IN WITNESS WHEREOF, Lender and Tenant have duly executed this Agreement as of the date first above written. 4 LENDER: _________, LLC, a limited liability company [Witness: ________ By: Print Name] Name: Title: [Witness: ___________ Print Name] TENANT: I_________________________________ ] [Witness: _________ Print Name] Name: Title: [Witness: Print Name] The undersigned accepts and agrees to the provisions of Paragraph 5 hereof. LANDLORD I_________________________________ 1 [Witness: ___________ Print Name] Name: Title: [Witness: _________ Print Name] [NOTE TO PREPARER: ADD SCHEDULE A (PROPERTY DESCRIPTION) AND ACKNOWLEDGEMENT PAGES FOR LENDER, TENANT AND LANDLORD CONFORMING WITH LOCAL RECORDING REQUIREMENTS] c:\users\thuiu\appdata\local\temp\netright\print\46288274_10.docx{00868716;1}

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EXHIBIT B

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we canny inar crus is correct copy of the origin REPUBLIC XT THIS INSTRUMENT PREPARED BY: Hunton & Williams LLP 1445 Ross Avenue, Suite 3700 Dallas, TX 75202 Attn: Ben Browder, Esq. UPON RECORDING RETURN TO: Republic Title of Texas, Inc. 2626 Howell Street, 10th Floor Dallas, TX 75204 Attn: Meredith Williams Parcel ID Number: U-07-28-19-ZZZ-000001-29420.0, U-07-28-19-ZZZ-000001-29510.0, U-07- 28-19-ZZZ-000001 -30130.0 and A-07-28-19-ZZZ-000005-56520.0 SPECIAL WARRANTY DEED STATE OF FLORIDA § § KNOW ALL MEN BY THESE PRESENTS: COUNTY OF HILLSBOROUGH § THAT, LSREF2 CLOVER PROPERTY 18, LLC, a Delaware limited liability company ("Grantor"), having an address of 2711 N. Haskell Avenue, Suite 1800, Dallas, Texas 75204, for and in consideration of the sum of Ten and No/100 Dollars ($10.00) and other valuable consideration, the receipt and sufficiency of which consideration are hereby acknowledged, has Granted, Sold, and Conveyed, and by these presents does Grant, Sell, and Convey, unto UNIVERSITY MALL SOHO OWNER LLC, a Delaware limited liability company (holding an undivided 15.9% interest as a tenant-in-common in the Property (as defined below)), UNIVERSITY MALL PORTWOOD OWNER LLC, a Delaware limited liability company (holding an undivided 59.5% interest as a tenant-in-common in the Property), and UNI VERSITY MALL TIC OWNER LLC, a Delaware limited liability company (holding an undivided 24.6% interest as a tenant-in-common in the Property), as tenants-in-common (jointly, "Grantee"), each having a mailing address of c/o RD Management LLC, 810 Seventh Avenue, 10th Floor, New York, New York 10019, (i) all that real property situated in the County of Hillsborough, State of Florida, and more particularly described on Exhibit A attached hereto and made a part hereof for all purposes, (ii) together with all improvements and related amenities located in and on such real property, (iii) easements, if any, benefiting such real property, and (iv) all rights and appurtenances,l

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if any, pertaining to such real property, including any right, title and interest of Grantor in and to adjacent streets, alleys or rights-of-way (collectively, the "Property"-),This Deed is made and accepted expressly subject to the matters set forth in Exhibit B attached hereto and made a part hereof for all purposes (collectively, the "Permitted Encumbrances"-). TO HAVE AND TO HOLD the Property, subject to the Permitted Encumbrances, together with all and singular the rights and appurtenances belonging in any way to the Property, unto the said Grantee, its successors and assigns forever, and Grantor binds itself and its successors and assigns to warrant and forever defend all and singular the Property, subject to the Permitted Encumbrances, to Grantee, its successors and assigns against every person lawfully claiming or to claim all or any part of the Property, by, through, or under Grantor, but not otherwise. [SIGNATURE PAGE FOLLOWS] 2 69062.002253 EMF US S2466526v2

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IN WITNESS WHEREOF, Grantor has executed this Deed to be effective as of the day of November 2014. Vu&vber Signed, sealed and delivered in the presence GRANTOR; of these witnesses: LSREF2 CLOVER PROPERTY 18, LLC, a Delaware limited-liability company Witness: Print Name'! OTH i_£v3 Name: Laura P. Sims Witness: yfeW Title: Assistant Vice President Print Name: M £>o'Uf£tJ STATE OF TEXAS § § COUNTY OF DALLAS § Before me the undersigned, a Notary Public in and for said County and State, on this day personally appeared Laura P. Sims, the Assistant Vice President of LSREF2 CLOVER PROPERTY 18, LLC, a Delaware limited liability company, known to me to be the person whose name is subscribed to the foregoing instrument, and thereupon she acknowledged that she was authorized to execute the within instrument on behalf of said limited liability company, and that she executed said instrument as the voluntary act of the said limited liability company, and for the purposes and consideration expressed therein and in the capacity stated therein. Given under my hand and seal of office this day of November, A.D., 2014. (Seal) iMq k IWM ! m Notary Public Patrice A Bradshaw j (signature of Notary Public) Commission Expires J 0 W" 10-14-2016 My Commission Expires: ~LO\ \t 3 69062.002253 EMF US 52466526v2

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EXHIBIT A Legal Description All of that certain real property located in the County of Hillsborough, State of Florida, and described as follows: PARCEL 1 (TRACT 1) Fee Simple: A parcel consisting of part of the Southeast Quarter of Section 7 and part of the Southwest Quarter of Section 8, Township 28 South, Range 19 East. IJillahomuglj County. Florida, described as follow's: From the Southeast corner of said Sect inn 7, run North 00' 08’ 00“ East along the East boundary of said Southeast Quarter of Section "for a distance of 71.28 feet to a point, which point is an the North right-of-way line of State Road 532; thence run North 89' 46’ 02" West along said North right-of-way line for a distance of250.40 feet; thence run South 00' 13'58" West along said right-of-way line for a distance of 10.00 feel; thence run North 89“ -1C’ 02" West along said right-of-way line for a distance of 167.33 feet to the principal point and place of beginning of the following description: thence continuing along said North line North 89' 40’ 02" West for a distance of 15.50 feet to a point; thence North 00’ 10’ 49" East a distance of 186.22 feet to a point; thence North 69' 39' 23“ West for a distance of 2-18,1G feet to a point; thence South 00* 22’ 13" West for a distance of.18(1.70 feet to a point on the. North right-of-way line of Fowler Avenue (State Route 582): thence run with said right-of-way North S9' 48' 02" West far a distance of 622 12 feet to a point which is 30.00 feet East of the West boundary of the Southeast Quarter of t he Southeast, Quarter of Section 7; thence run North 00 09’ 30" Easr parallel to said West boundary of the Sou thenst Quarter of the Southeast Qunrter of Section 7 for n distance of 403.94 feet; thence North 89’ 46' 02" West for a distance of30.00 feet to a point on tbo West boundary ofthe Southeast Quarter of the Southeast Quarter of Section 7; thence run North 00” 09’ 30" East along said west boundary of the Southeast Quarter of the Southeast Quarter of Section 7 for a distance of 844.91 feet to a point which is 25.00 feet South of the North boundary of said Southeast Quarter of the Southeast Quarter of Section 7; thence run South 89' 34' 59" East parallel to said North boundary of the Southeast Quarcer of the Sou thenst Quarter of Section 7 for a distance of 399.99 feet; thence run Northeasterly along the arc of a curve to the left (radius -310.00 feet) for a distance of 162.32 feet (chord - 1G0.47 feet, chord hearing North 75’ 25’ 01” East); thence run North GO’ 25’ 0T’East for a distance of 363.00 feet; thence 97.33 feet along an urc. to the right having a radius of 410.00 feet and a chord of 97.11 feet bearing North 67’ 13’ 05" East; thence run North 00" 13’ 58"Continued... 4 69062.002253 EMFJJS 52466526V2

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PARCEL 1 (TRACT 1), Fee Simple, Continued...; East for a distance of 88.72 feet to a point: thence run South 89' 34' 59" East for a distance of 3.33 feet to a point; thence run North QO' 07* 35" East for a distance of •182.33 feet to a point; thence run South 89’ 46* 02" East for a distance of 1035.23 feet U> a point; thence ran South 00’ 03’ 54" East for a distance of 114 4G feet: thence run South 89' 56‘57“ West for a distance ofl 40.0 lfeet; thence run South 42’ 55* 38” West for a distance of 20.01 feet: thence run North 89’ 45'M" West for a distance of 494.43 feet: thence run South 00’ 07' 46" West for a distance of 26.25 feet ; thence run South 13' 15‘ OG" East for a distance of 46.72 feet: thence run South $9’ 45' 51” East for a distance of 174.51 feet; thenco ran South’ 00’ 03'55"East for a distance of 27G.97 feet: thence run North 89‘ 4G‘ 02" West for a distance of 82.84 feet to a point; thence run North 00' 13' 58" East for a distance of 9.00 feet to a point: thence run North 89' 46‘ 02" West for a distance of 94.50 feet, to a point; thence ran South 00’ 13' 58” West for a distance of 9.00 feet to n point: thence run North 89' 46‘ 02" West for a distance of 407.49 feet to a point; thence run South 00* 13* 58” West for a distance of 194.48 feet to a point; thence run North 89’ 51’ 48" West for a distance of 83,49 feet; thence ran South 00' 08’ 12" West for a distance of202.71 feel: thence run South 89' BV 48” East for a distance of 18.00 feet; thence run South 00' 08’ 12" West for a distance of 36.00 feet; thence ran South 89" 51*48" East for a distance of42.25 feet; thence run South 00* 08’ 12” West for a distance of 4.72 foot; thence run South 89’46‘ 02” East for a distance of 281.88 feet to a point; thence run North 00' 13’68” East for a distance of 89.65 feet to a point; thence ran South 89' 4G' 02“ East for a distance of 21.00 feet to a point; thence run South 00' 13' 58" West for a distance of 34.64 feet to a point; thence run South 89’ 4G'02" East for a distance of 278.97 feet to a point; thence run South 00’ 13' 58" West For a dist ance of 179.74 feet to a point; thence run South 89‘ 46' 02” East for a distance of 50.00 feet to a point; thence run North 00' 3 3' 58" East for a distance of 17.80 feet, to a paint: thence run South 89’ 46' 02” East for a distance of 77,66 feet to a point: thence run South 48‘ 57’ 07-7" East for a distance of 72.67 feet to a point; thence run South 89' 46' 02" East for a distance of 267,00 feet to a point; thence run North 21'26' 35” East for a distance of 134.08 feet to a point; thence North 00’ 13’ 58" Eust for a distance of 423.83 feet to a point; thence run South 45*' 0T 08“ East for a distance of 108.85 feel to a point: thence run 288 GO feel along an arc to the right Continued... 5

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PARCEL 1 (TRACT 1), Fee Simple, Continued,..: having a radius of 1080.00 feeL and a chord of 287.7*1 feet bearing South G7' 10" 27.G" East; thence run South 60’ 01’ 08" East for a distance of 26G.78 feet to a point which is 25.00 feet South of the North boundary of suit! Southwest Quarter of the Southwest Quarter of Section 8; thence run North 89‘ 58’ 52” East, parallel to said North Boundary of the Southwest Quarter of the Southwest Quarter of Section 8. for a distance of60.00 feel to a point on the East boundary of said Southwest Quarter of the Southwest Quarter of Section S; thence run South 00' 08' 05" West along said East boundary of the Southwest Quarter of the Southwest Quarter of Section 8, for a distance of 1249.92 feet to a point on said North right-of-way line; thence run North 59‘ 47'00 'West along said North right-of-way line for a distance of 60.00 feet; thence run North 00' 08' 05" East, parallel to said East boundary of the Southwest Quarter of the Southwest Quarter of Section 8, fora distance ofl 197.21 feet: thence run North 60' 01' 08" West fur distance of 261.14 feet to a point; thence run North 65' 01’ 08" West for a distance of 203.07 feet to a point; thence run North 75* 01’ 08" West for a distance of 142.06 feet to a point: thence run South 00' 13’ 58" West for a distance of 252.59 feet to a point; thence run North 89' 1G* 02'' West for a distance of 14.GG feet to a point; thence run South 00" 13' 58" West for a distance of 975,78 feet to a point; thence run South 89' 46’ 00" East for a distance of 43.42 feet to a point: thence run South 24" 02' 00" East for it distance of 57.75 feet to a point; thence run South 00" 13’ 00" West for a distance of 167.25 feet to a point on the North nght-of-way line of Fowler Avenue (State Route 582), thence run North 89' 47’ 00" West along said North line for a distance of 225.70 feet to a point: thence run North 00' 08’ 00" East fur a distance of 184.G2 feet to a point; thence run North 89' 39* 54" West for a distance of 182.29 feet to a point: thence run South 00" 08*00" West for b distance of 1(1,00 feet; thence run North 89' 47'00" West for a distance of335.00 feet to a point; thence South 00' 05' 00" West for a distance of 175.00 feet to a point on the aforementioned North right-of-way line; thence run North 89' -17’ 00" West along said North line for a distance of 30.00 feet to a point: thence run North 00‘ 08’ 00" East, for a distance of 199.07 feet in a point; thence run South 89' 17' 00” East for a distance of 350.07 feetContinued.., 6 69062.002253 EMFJUS 52466526v2

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PARCEL 1 (TRACT I), Fee Simple. Continued...: lu a point.; (hence ruu North 00' 13* 00" East for a distance of 350.00 feet to a point; thence run North 89' 16' 02" West for n distance of 241.99 feel to a point; thence run North 00' !$' 58" East for a distance of 38.00 feet to n points thence run North 89' 46' 02" West for a distance of 15.00 feet, to a point; thence run North 00' 13’ 58" East for a distance of 95.16 feet to n point; thence run North 89' 4C 02" West fora distance of 75.00 feet to a point; thence run North 00" 13’ 58" East for a distance of 50.00 feet to u point: thence run North 89’ 46' 02" West for ;i distance of 127.00 feet to a point: thence run Sou III 00‘ 13' 58" West for a distance of 50.00 feet to a point: thence run North 89' 46'02" West for a distance of 100.00 feet to a point; thence run South 00' 13' 58" West for a distance of 70.00 feet to a point; thence run North 89* 46' 02" West for a distance of 100.00 feet to a point; thence run South 0Q1 l.T 58" West for a distance of 76.16 feet to a point: thence run North 89" 46' 02" West for a distance of 108.38 feet to u point; thence run South 00' 13’ 58” West for a distance of536.17 feet to the POINT OF BEGINNING. Bearings are based on the East lane of the Southeast Quarter of Section 7. Township 21 South, Range 19 East, as being North 00' 08' 00" East, per Official Record Book 2795. Page 119, of the Public Records of Hillsborough Count}’. Florida. PARCEL II (TRACT 3) Fee Simple: A parcel consisting of part of the Southwest Quarter of Section 8. Township 28 South, Range 19 East. Hillsborough County. Florida, described as follows;Commence at the Southwest comer of Section 8. Township 2S South, Range 19 East, thence run North 00' 08' 00" East for a distance of 61.28 feet to a point in ihe right-of- way of said Fowler Avenue; thence, with said right* of-way, run Sourh 89' *17 00" EastContinued... 7

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PARCEL II (TRACT 3), Fee Simple. Continued...: for a distance of 3G5.00 feet to the POINT OFBEGINNING, thence run North 00* 08' 00" East for a distance of 175.00 feet to a point; thence run North 00' 08' 00* East for a distance of 10.00 feet to a point; thence run South 89' 39* 54" East for a distance of 182.29 feet to a point; thence run South 00' 08' 00” West for a distance of 184.62 feet to a point, in the said right-of-way of Fowler Avenue; thence, with said right-of-way. run North 89’ 47' 00" West for a distance of 182.30 feet, to the POINT OF BEGINNING. Bearings are based on the East Line of the Southeast Quarter of Section 7. Township 28 South. Range 19 East, as being North 00* 08‘ 00" East, per Official Record Book. 2795, Page 119. of the Public Records of Hillsborough County. Florida. PARCEL III (TRACT 4) This parcel is intentionally deleted PARCEL IV (TRACT a) This parcel is intentionally deleted. Continued... 8 69062.002253 EMF US 52466526v2

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PARCEL V Easement: Ail Access Easement for the benefit of Parcel I, fur purposes of ingress and egress as sot, forth in institution t recorded July 23.1982 in Official Record Rook 3975. Pago 1882, of the Puhlic Records of Hillsborough County, Florida, described as follows: A parcel consisting of part of the Southeast 1/4 of Section 7. and part of the Southwest 1/4 of Section 8. Township 28 South, Range 19 East. Hillsborough County. Florida, described as follows: From the Northeast corner of the Northwest 1 fi of the Southwest VA of said Section 8. thence North 89* 5S' 41" West along the North line of the Northwest 1/4 of the Southwest LAI of said Section 8 a distance of 1331.73 feet to the Northeast comer of (he Northeast 1/4 of the Southeast 1/4 of Section 7. said point also being the principal point and place of beginning of the following description: Thence South 89" 56' 41" East along the North line of the Northwest 1/4 of the Southwest 1/4 of said Section 8, a distance of 30.00 feet to a point: thence South 0° 07' 35" West a distance of523.9*2 feet to a point; thence North 89” 4(V 02‘* West a distance of GO.00 feet to a point: thence North 0”07' 35” East a distance of523,74 feet to a point on the North line of the Northeast 3/4 of the Southeast l/4ofSection 7: thence South 89° 4 T16" East along stud North line a distance of 30.00 feet to the Point of'Beginning. Containing 0.72 acres of land, more or less, but subject to all legal highways and easements of record. Continued... 9

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PARCEL VI Easement: Easements for use of common areas as sol 1'orlh in Article 24 of the Amended ami Restated Operating Agreement by and among University Square Partners. Allied Stores General Real Estate Company. Sears. Roebuck & Co.. Dillard Department Stores. Inc.. Construction Developers, Incorporated, and Montgomery Ward Land Corporation dated September 6, 199(5 and recorded December 2. 1996 in Official Record Book 33? 1. Rage 635. and as assigned by Assignment and Assumption of Amended and Restated Operating Agreement, by and between University Square Partners, an Illinois general partnership, and Glimcher University Mall Limited Partnership, a Delaware limited partnership, dated December 17, 1997 and recorded January 7, 1993 in Official Recorded Book 3361, Page 117. and Assignment and Assumption of Operating Agreements and Intangible Personal Property by and between Montgomery Ward Development, LLC. a Delaware limited liability company, and Burlington Coat Factory Realty of University Square Inc., a Florida corporation, dated June 8. 2001 and recorded June 26. 2001 in Official Record Book 10896, Page 1746, all of the Public Records of Hillsborough County. Florida. PARCEL VII Easement: Non-Exclusive Easement for ingress and egress created by that certain Memorandum of Agreement between University Stiuare .Associates and G. A Investments. Inc., dated February •(, 1980 and recorded in Official Record Book 3G27, Page 399, as corrected by Corrective Agreement, dated March 17, 1981 and recorded in OfficialContinued,,, 10 69062.002253 EMF US 52466S26v2

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PARCEL VII, Easement, Continued... Record Bock 3807, Page 713, both of the Public Records of Hillsborough County, FI on da, over and across the following described parcel of land;A tract of land in the Southwest 1/4 of Section 8. Township 28 South, Range 19 East, Hillsborough County. Florida, being described as follows: For a point of reference commence at the Southwest corner of Section 8. Township 28 South, Range 19 East; run thence with the Westboundary of Section 8. North 00' 08' 00” East. 61.28 feel to a point on the North right-of-way line of Fowler Avenue os established on September 27, 1967; thence with said right-of-way line South 89° 47’ 00” F.asi, 20.5 00 feet for a point, of beginning: Thence North 00“ 08' 00" East, 175.00 feet; thence South 89“ 47' 00” East. 80.00 feel: thence South 00° 08’ 00” West, 175,00 feet to the North right-of-way line of Fowler Aveuue; thence with said right-of-way line North 89* 4V 00” West. 30.00 feet to the poi n l of begin n in g. PARCEL VIII - Foe Simple: A PARCEL OF LAND LYING IN SECTION 8. TOWNSHIP 28 SOUTH. RANGE 19 EAST, HILLSBOROUGH COUNTY. FLORIDA. BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHEAST CORNER OF THE NORTHWEST (1/4) OF THE SOUTHWEST (1/41 OF SAID SECTION 8: THENCE NORTH SD'Sff+r WEST. ALONG THE NORTH LINE OF THE SOUTHWEST

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PARCEL VIII - Foe Simple, Continued... A CHORD DISTANCE OR 127.1)1 FEET TO THE POINT OFTANGENCY: THENCE NORTH 00°20'20” WEST. A DISTANCE OF 8-1.52 FEET TO THE POINT OF CURVATURE OF A CIRCULAR CURVE, CONCAVE TO THE EAST. HAVING A RADIUS OF 304.57 FEBT: THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT. AN ARC DISTANCE OF 05.12 FEET, A CHORD REARING OF NORTH 05°17T0‘' EAST. A CHORD DISTANCE OF 64,99 FEET TO A POINT ON A NON-TANGENT LINE; THENCE SOUTH 89”59’47" WEST, A DISTANCE OF 191.30 FEET TO THE POINT OF CURVATURE OF A CIRCULAR CURVE CONCAVE TO THE NORTHEAST, HAVING A RADIUS OF 96.50 FEET; THENCE NORTH WESTERLY ALONG THE ARC OF SAID CURVE TO THE RIGHT. HAVING AN ARC DISTANCE OF 97.06 FEET. A CHORD REARING OF NORTH fil*ll“24" WEST AND A CHORD DISTANCE OF 93.02 FEET TO THE POINT OF REVERSE CURVATURE OF A CIRCULAR CURVE, CONCAVE TO THE SOUTHWEST. HAVING A RADIUS OF 135.52 FEET: THENCE NORTHWESTERLY, ALONG THEARC OF SAID CURVE TO THE LEFT, HAVING AN ARC DISTANCE OF 136.73 FEET, ACHORD BEARING OF NORTH 6 V16'S2" WEST AND A CHORD DISTANCE OF 131.01 FEET TO THE POINT OFTANGENCY: THENCE SOUTH 89“48'52"WEST; A DISTANCE OF27.L1 FEET; THENCE NORTH 00'03'55n WEST, A DISTANCE OF fl.Oo FEET; THENCE NORTH 89-15';'T WEST, A DISTANCE OF 174,51 FEET. THENCE NORTH mSUfi"'WEST, A DISTANCE OF46.72 FEET; THENCE NORTH oo-o7M6" EAST, A DISTANCE OF 26.25 FEET; THENCE SOUTH S‘)°4r. 5r EAST A DISTANCE OF 494.43 FEET; THENCE NORTH 42"5.V38“ EAST. A DISTANCE OF 20.01 FEET; T11KNCE NORTH 89*56'57” EAST, A DISTANCE OF 110.01 FKP.T 31) THE POINT OF BEGINNING. BEARINGS ARE BASED ON THE EAST LINE OF THE SOUTHEAST (1/4) OF SECTION 7.TOWNSHIP28 SOUTH. RANGE 19EAST. /AS BEING NORTH Gim’OO" EAST, PER OFFICIAL RECORDS BOOK 2795. PAGE 119 . OF THE PUBLIC RECORDS OF HILLS BOROUGH COUNTY, FLORIDA, 12 69062.002253 EMFUS 52466526v2

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EXHIBIT B Permitted Exceptions 1. Taxes, charges and assessments for the year 2015 and subsequent years that are not yet due and payable. 2. Rights of tenants, as tenants only, pursuant to ■written but unrecorded rental or lease agreements, without rights or options to purchase. 3. Right-of-Way of 22nd Street, as shown on Right-of-way Map - 22nd Street SE Two, recorded in Book 3, Page 42, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 4. Drainage Easement, recorded in Book 433, Page 71, and as shown on survey preparedby Mark G, Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated2/16/2014, last revised 09/15/2014. 5. Drainage Easement, recorded in Book 1619, Page 463, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 6. Easement Deed, recorded in Book 2680, Page 711, and as shown on survey prepared byMark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 7. Drainage Easement, recorded in Book 2795, Page 93, and as shown on survey preparedby Mark G. Leist, R egistration No. PSM 5836, on behalf of Bock & Clark, dated2/16/2014, last revised 09/15/2014. 8. Easement, recorded in Book 3113, Page 205; as affected by Book 8332, Page 425; Book 8346, Page 927; Book 8346, Page 933; Book 8346, Page 946; and Book 8346, Page 956, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 9. The terms, provisions, and conditions contained in that certain Memorandum of Agreement, recorded in Book 3627, Page 399; as affected by Book 3807, Page 713, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 10. Easement contained in Deed, recorded in Book 3864, Page 1020; as affected by Book 8342, Page 385; Book 8342, Page 401; and Book 8342, Rage 419, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 13

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11. Access Easement, recorded in Book 3975, Page 1882, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 12. Access Easement, recorded in Book 3976, Page 1693; as affected by Book 8342, Page 388; and Book 8342, Page 395, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 13. The terms, provisions, and conditions contained in that certain Non-Barrier Agreement, recorded in Book 4397, Page 140, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 14. The terms, provisions, and conditions contained in that certain Easement Agreement, recorded in Book 4496, Page 1363, and as noted on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 15. Easement, recorded in Book 5789, Page 246, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 16. Perpetual Easement, recorded in Book 7286, Page 1328, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 17. Easement, recorded in Book 8360, Page 489, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 18. Easement, recorded in Book 8360, Page 496, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 19. Easement, recorded in Book 8360, Page 498; as affected by Book 18003, Page 605, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 20. The terms, provisions, and conditions contained in that certain Amended and Restated Operating Agreement, recorded in Book 8371, Page 635; as affected by Book 8861, Page 417, and as noted on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 21. The terms, provisions, and conditions contained in that certain Supplemental Agreement, recorded in Book 8543, Page 807; as affected by Book 8861, Page 453, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 14

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22. Water Easement, recorded in Book 8765, Page 1848, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 23. All of the terms and provisions set forth and contained in the Lease, between Glimcher University Mall Limited Partnership, as Landlord, and Kentucky Fried Chicken of Southern California, as Tenant, as evidenced by that Memorandum of Lease, recorded in Book 10375, Page 299; as affected by Book 12310, Page 124, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 24. All of the terms and provisions set forth and contained in the Lease, between Glimcher University Mall, as Lessor, and North Star Media, Inc., as Lessee, as evidenced by that Lease Agreement, recorded in Book 11887, Page 1790, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 25. All of the terms and provisions set forth and contained in the Lease, between Glimcher University Mall LP, as Landlord, and Subway Real Estate Corp., as Tenant, as evidenced by that Memorandum of Lease, recorded in Book 13642, Page 572, and as noted on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 26. The terms, provisions, and conditions contained in that certain Drainage Pipe Easement Agreement, recorded in Book 19842, Page 1248, and as shown on survey prepared by Mark. G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 27. The terms, provisions, and conditions contained in that certain Easement Agreement, recorded in Book 19989, Page 1231, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Chirk, dated 2/16/2014, last revised 09/15/2014. 28. Easement, recorded in Book 20192, Page 928, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 29. All of the terms and provisions set forth and contained in the Lease, between Somerock University Mall Owner, LLC, as Landlord, and Panda Express, Inc., as Tenant, as evidenced by that certain Memorandum of Lease, recorded in Book 20260, Page 120, and as shown on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revised 09/15/2014. 30. The terms, provisions, and conditions contained in that certain Alternate Sign Plan for KFC, recorded in Book 21889, Page 1863, and as noted on survey prepared by Mark G. Leist, Registration No. PSM 5836, on behalf of Bock & Clark, dated 2/16/2014, last revisedis 69062.002253 EMF_US 52466526v2

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EXHIBIT C

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Item Front/Box Office Wooden ticket podiums 8,5x2x3 countertops 15x3x2,5 counter top 32" Flatscreen TV's Bar/Lounge 6 semi circle booths 55" flat screens Edison bulb chandelier lights 40' x 3.5'x 2' bar tops 40' x 3.5'x2' back bar counter Custom stainless bar expo well 8 flavor beer draft towers True wine chiller True sliding glass cooler Ice wells Small Bevaire reach in 4 door Glasstender chiller 3 compartment sink Kolpack Walk-In Beer Cooler Restrooms Up stairs and downstairs Restroom hand sinks Urinals Toilets Common Areas 55" Flatscreen TVs 24" FlatsceenTVs POS (Includes Server, Box office, and Kiosk) 5x3x2 POS counter/server stations Montgomery ward 2 lane escalator Montgomery ward 3 level elevator Security Cameras Kitchen 5x2,5x3 stainless prep tables Custom stainless drink expo 1 Kolpak walk in freezer Kolpak walk-in coolers 8' stainless prep table 10' stainless prep table w/ 2 compartment sink Hand Sinks 5' stainless prep table with attached spice rack shelf 6' stainless prep table Hatco 5' heat lamps Hot hold well 2 drawer Volcan warmer 2 door Hoshozaki reach in coolers Vulcan deep fryers 3 well hot hold table Imperial flat top griddle Imperial 2 burner stove Neico 2 conveyor flame broiler 4 drawer Wasserstrom cooler Winston industry 2 drawer CVAP Winston industry 1 door CVAP Custom stainless dish pit area 3x3x 1.5 stainless 2 tear storage cabinets 8ft Continental pizza prep cooler 5' Wasserstrom line cooler 1 Middleby Marshall 2 level pizza oven Captive Air pizza oven hood system Captive Air line hood system 4' Wasserstrom stainless shelf 6' stainless prep table 4' stainless prep table Custom stainless 30' food expo line 6' stainless beverage prep table/cabinet w/ sink 3 door Hoshizaki reach in stand up Metro food warmer 23' custom stainless 2 level expo window Master Built ice cream freezer w/ dipping station and topping compartment2 door Follett ice bin Theaters Movie Theatre Seats Movie screens Speakers

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EXHIBIT D

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State of Flo>rniddaa County of Hwil Hlsibo'rouyh AFFIDAVIT OF PAT MURPHY Before me, the undersigned authority, personally appeared Pat Murphy, a person known to me, who after being duly sworn, stated as follows: 1. My name is Pat Murphy. I am over 21 years of age, have never been convicted of a felony, and am fully competent to make this affidavit. All the statements contained herein are based upon my personal knowledge and are true and correct. 2.1 am employed by RD Management LLC who is responsible for the operations of the property generally known as the University Mall (the “Mall”) in Tampa, Florida. I am the Mall manager. I have held that position for approximately two years. 3. In my capacity as the Mall manager for University Mall, I am familiar with the portion of the Mall that is leased by Movie Grill Concepts XXIV, LLC (“ Movie Grill”) and have specifically looked at how various property is attached to the building. 4. The property described on the attached Exhibit C is affixed and attached to the building that is occupied by Movie Grill. In order to remove each item of property that is described on Exhibit C, this property would have to be physically disassembled or detached in some manner. its VELVET IRENE HILBORN §C\ Notary Public-State of Florida ,•?* Commission #HH 059701 My Comm. Expires Nov 3. 202-s Bonded through National Notary Assr Sworn to and subscribed before me,the undersigned authority on this AS* day of March, 2021Notary Public and for the State of Florida My commission expires lifot/npaf. My Comm. Expires Nov 3, 202a Bonded through National Notary Astr ■ ■ W «

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Item Front/Bo* Office Wooden ticket podiums 8.5x2x3 countertops 15x3*2.5 counter top 32" Flatscrnan TV's Bar/Uunga 6 serai circle tooths 5S" flat screens Edison buib chandelier lights 40'*3.5'* 2’bar tops 40* x 3.5'x2' back bar counter Custom stainless bar expo well 8 flavor beer draft towers True wine chiller True sliding glass cooler Ice wells Small Hevalre reach In 4 door Glasstender chiller 3 compartment sink Kolpaek Walk-In Beer Cooler Restrooms Up stairs and downstairs Restroom hand sinks Urinals Toilets Common Areas 55" FJatscreenTVs 24" FlatsceenTVs POS [Includes Server, Box office, and Kiosk) Sx3x2 POS counter/server stations Montgomery ward 2 lane escalator Montgomery ward 3 level elevator Security Cameras Kitchen 5x2.5x3 stainless prep tables Custom stainless drink expo 1 KolpaX walk in (minor Kolpak walk-ln coolers 8' stainless prep table 10‘ stainless prep table w/ 2 compartment sink Hand Sinks 5' stainless prep table with attached spice rack shelf 6' stainless prep table Hatco 5' heat lamps Hot hold well 2 drawer Volcan warmer 2 door Koshozaki reach In coolers Vulcan deep fryers 3 well hot hold table Imperial flat top griddle Imperial 2 burner stove Neko 2 conveyor flame broker 4 drawer Wasserstrom cooler Winston industry 2 drawer CVAP Winston Industry 1 door CVAP Custom stainless dish pit area 3x3x 1,5 stainless 2 tear storage cabinets 8ft Continental pizza prep cooler 5’ wasserstrom line coaler 1 Mlddleby Marshall 2 level pizza oven Captive Air pi2za oven hood system Captive Air line hood system 4' Wasserstrom stainless shelf G' stainless prep table 4' stainless prep tobtc Custom stainless 30' food expo line 6' stainless beverage prep teblc/cablnet w/ sink 3 door Hoshizaki reach in stand up Metro food warmer 23' custom stainless 2 level expo window Master Built ice cream freezer w/ dipping station and topping compartment2 door Follett ke bln Theaters Movie Theatre Seats Movie screens Speakers EXHIBIT

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EXHIBIT E

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State of New York County of MiyJ ^wl AFFIDAVIT OF ROGER HIRSCHHORN Before me, the undersigned authority, personally appeared Roger Hirschhorn, who after being duly sworn, stated as follows: 1. My name is Roger Hirschhorn. 1 am over 21 years of age, have never been convicted of a felony and am fully competent to make this affidavit. All of the statements contained herein are true and correct and are based upon my personal knowledge. 2. I am a duly appointed representative of MFB Realty, LLC, who is the manager of each of University Mall Soho Owner, LLC, University Mall Portwood Owner, LLC and University Mall TIC Owner, LLC (“Plaintiffs”). I am a custodian of the records of each of the Plaintiffs. The records are kept in the ordinary course of business of the Plaintiffs, and it is a regular part of the Plaintiffs business to keep such records. The records are made at or near the time by, or from information transmitted by persons with knowledge of the activity described, and the keeping of such records is a regular practice of each of the Plaintiffs. Plaintiffs are the owners of an undivided interests in a portion of property in Tampa Florida generally known as the University Mall (the “Mall”). A true and correct copy of the Special Warranty Deed by which Plaintiffs acquired their interest in the Mall is attached to Plaintiffs’ Complaint as Exhibit B. A true and correct copy of the Lease Agreement (the “Lease”) executed by Plaintiffs’ predecessor LSREFW2 Clover Property 18, LLC (as “Landlord”) and Movie Grill Concepts XXIV, LLC ( as “Tenant”) dated May 13, 2014 for the lease of the real estate (the “Premises”) more fully described in the Lease, but generally described as Suite 234, is attached to the Complaint as Exhibit A. The Lease and the Special Warranty Deed are part of the books and records of the Plaintiffs. 3. In my capacity as a duly appointed representative of the Plaintiffs, I have been actively involved in the attempts to negotiate with Movie Grill Concepts XXIV, LLC (“Debtor”) an amendment to the Lease that would be acceptable to the Plaintiffs and the Debtor. These negotiations have been conducted primarily through Craig Fox, with Keen-Summit, as advisors to the Debtor and related entities. On Friday, March 19,2021, Mr. Fox contacted me to determine the status of negotiations. In connection with those communications, Mr. Fox stated that unless an agreement was signed by Wednesday, March 24, 2021 that the Debtor would begin removing property and equipment from the Premises. A true and correct copy of my email communication with Mr. Fox in this regard is attached to this affidavit. Based upon my prior conversations with Mr. Fox, I understood that the equipment that would be removed would include kitchen equipment, seats, movie screens, sound equipment and other items that are attached to the Mall property and which Plaintiffs believe and assert belong to them. In my phone conversation with Mr. Fox on March 24, 2021, Mr. Fox reiterated the Debtor’s intention to act in this manner.

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Roger Hirschhom Sworn to and subscribed before me the undersigned authority on this day of March, 2021 Notary public in and for the State of New York. My commission expires ^nt- ^ 2-oH . MYRA PADRON Notary Public. State of New York No. 01PA6188217 Qualified in Nassau County Commission Expires June 2, 20 2-4

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CAUTION: This email has been received from outside the organization - Think before clicking on links, openingattachments or responding oger - lease see below email I just received from the CRO's office. We've got a few more days, but if we don't have a signed reement by Wednesday they are going to add the location to the reject list and start removing their property and uipment, so please let me know ASAP. Thanks. raig nt from my iPhone egin forwarded message: From: Edwin Clark <edwin.clark@cr3partners.com> Date: March 19, 2021 at 6:52:49 PM EDT To: Craig Fox <cafox@keen-summit.com> Subject: Tampa Location Hi Craig, Just checking on the status of negotiations with the Tampa LL. The CRO and lenders need to know by Wednesday if we have a business deal before we go into the confirmation hearing. If not, then we need to add them to the reject list and start preparations to remove SMG's assets. Lenders are very concerned about securing assets for which they have a lien. We'll need to assemble the team to remove seats, projectors, screens, speakers, IT equipment, kitchen equipment, safe, alcohol, Pll, and other miscellaneous FF&E. This takes some time to prepare so the more lead time the better. Thank you, Edwin Clark | M imager 13355 Noel Road, Suite 2005, Dallas, TX 75240 Office: (800) 728-7176 ext. 203 | Direct: (361) 510-5904 Bio | Webs ire | Linked In PARTNERS FOR THE ROAD AHEAD This communication may contain information that is confidential and/or privileged. It is for the exclusive use of the intended recipient(s) and must not be read, used or disseminated by anyone else. If you have received this communication in error, please notify us immediately by replying to the message and delete it from your computer. No responsibility is accepted by sender for any loss or damage arising in any way