_LEASE by jizhen1947

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									                         LEASE

      Dated the       day of               , 2006.



                       For Space In

                  Library Parking Garage

                     Orlando, Florida


                         between

              City of Orlando, Landlord

                           and

Gloria J. Ramos, d/b/a Lilia’s Grilled Delights, Tenant
                                             LEASE



    THIS LEASE ("Lease") is made and entered into this day of            , 2006, by and
between the CITY OF ORLANDO ("Landlord") and GLORIA J. RAMOS, d/b/a LILIA’S GRILLED
DELIGHTS, ("Tenant").

    In consideration of the mutual covenants, agreements and undertakings contained herein, and for other
valuable consideration, the receipt and sufficiency of which are hereby acknowledged by the parties hereto,
Landlord hereby leases and lets to Tenant, and Tenant hereby leases and hires from Landlord, in accordance
with the terms, provisions and conditions of this Lease, approximately three hundred and twenty five (325)
square feet of retail space located within the Central Boulevard Parking Garage with a specific address of
132 East Central Boulevard, Orlando, Florida, the Leased Premises being part of the City of Orlando Public
Parking Facility, Library Parking Garage, (“Leased Premises”).


                               ARTICLE I - TERM OF LEASE

        1. Term of Lease. The term of this Lease shall be three (3) years commencing on August 1,
2006, (“Commencement Date”) and expiring on July 31, 2009, (“Expiration Date”). The term of the
Lease may be renewed for one (1) additional three (3) year term upon the mutual, written agreement of the
Landlord and Tenant.

                              ARTICLE II - RENT AND TAXES

         2.     Monthly Rent.
        A) During the first Lease Year, Basic Rent shall be calculated at a rate of Ten Dollars and Seventy
Two Cents ($10.72) per square foot and Tenant covenants and agrees to pay Landlord Two Hundred and
Ninety Dollars and Thirty Three Cents ($290.33) per month, plus applicable sales tax. Rent shall increase
5% per year for the remainder of the Lease term or any extension thereto.
        B) Provided that the Tenant is in full and complete compliance with the terms and conditions of
this Lease, including the obligation to pay rent and all applicable taxes, the Tenant has an option to renew
this Lease for one (1) additional three (3) year term. In order to exercise such option, the Tenant must
notify the Landlord in writing at least ninety (90) days prior to the Termination Date.
        C) Tenant shall pay to Landlord the Basic Rent, as herein provided, in equal monthly installments
in advance and without demand before the first day of each full calendar month during the term of this
Lease. The first such payment shall be paid on the Commencement Date.

        3.    Leasehold Tax. In addition to, and not in lieu of the Monthly Rent, Tenant shall also pay
to the CITY the Leasehold Tax assessed against the Leased Premises. The Leasehold Tax is an ad
valorem tax assessed on the Leased Premises by the Orange County Property Appraiser. The annual
Leasehold Tax assessed on the Leased Premises shall be prorated on a monthly basis and paid with the
Monthly Rent in the amount shown below and held in a separate account by the City for payment of the




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Tenant’s tax obligation at such time prescribed by the Orange County Tax Collector. The amount
collected is an estimate of the taxes owed by the Tenant and is subject to adjustment based upon the actual
Leasehold Tax due. In the event the amount of Leasehold Tax paid by the Tenant to the City exceeds the
actual tax liability, the excess tax paid by the Tenant may be refunded to the Tenant or retained for the
succeeding year tax liability, whichever is deemed appropriate exclusively by the City. In the event the
amount of Leasehold Tax paid by the Tenant to the City is less than the actual tax liability, the Tenant
shall pay the balance due to the City no later than ten (10) calendar days from the Tenant’s receipt of
written notice from the City that the balance is due. The Prorated Leasehold Tax is calculated as follows,
but is subject to change based upon the Property Appraiser’s annual assessment:

               $720.00 (Estimated leasehold tax liability)  12 months = $60.00 per month

        4.      Florida State Sales Tax. Tenant shall be responsible for the payment of any applicable
sales and use taxes (or any excise taxes imposed in lieu thereof) which may now or hereafter be levied by
the State of Florida or any other governmental unit on all payments due under this Lease that may be
classified as rent by such taxing authorities. Such taxes shall be paid by Tenant to the City at the same
time that rent payments or other payments classified as rent are made by Tenant to City. The current State
of Florida sales tax in Orange County, Florida is 6.5%.

       5.      Returned Check Fee. If any check for rent or other sums due hereunder received by the
Landlord is returned by the financial institution for insufficient funds, in addition to any other right or
remedy available to the City as a result of such default, Tenant shall pay the City a returned check fee in
the maximum amount allowed by Florida law to reimburse the City for the costs and expenses associated
with such returned check. The current amount allowed is Forty Dollars ($40.00).

       6.        Late Payments. If any Monthly Rent due is not paid on or before the fifth (5th) day of
each month, a late fee of Twenty Five and 00/100 Dollars ($25.00) shall be assessed for the first day in
which the payment is late plus an additional late fee of Five and 00/100 Dollars ($5.00) for each day
thereafter until payment is received. Any late charges becoming due under this paragraph shall be added
and become due with the next Monthly Rent payment.

        7.      Method of Payment. All rental payments shall be paid in check, cash, cashier’s check, or
money order to the City of Orlando and mailed or hand-delivered to the Real Estate Manager, City of
Orlando, 4th floor, City Hall, 400 South Orange Avenue, Orlando, Florida 32801. In the event two (2)
payments received by the City are returned by the bank for insufficient funds within a twelve (12) month
period, all future payments must be paid in cash, cashier’s check or money order.

                                ARTICLE III - SECURITY DEPOSIT

        8. Security Deposit. Tenant, prior to or contemporaneously with the execution of this Lease,
shall deposit with Landlord the sum of Five Hundred Dollars ($500.00), receipt of which is hereby
acknowledged by Landlord, as security for the performance by Tenant of all obligations on the part of the
Tenant under this Lease, and for the cost of any trash removal, cleaning, repair or correction of damage in
excess of normal wear and tear.




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                Landlord shall have the right from time to time without prejudice to any other remedy
Landlord may have on account thereof to apply such deposit, or any part thereof, to Landlord's damages
arising from any default on the part of the Tenant. Should the entire security deposit, or any portion
thereof, be applied by the Landlord in accordance with the provisions hereof, Tenant shall forthwith upon
demand pay to Landlord an amount sufficient to restore the security deposit to the required amount
specified herein. Landlord shall have the same rights and remedies for the nonpayment by Tenant of any
amounts due on account of the security deposit as Landlord has hereunder for the failure of Tenant to pay
Basic Rent.

                 Provided the Tenant is not then in default, Landlord shall have thirty (30) days to return
the deposit, or so much thereof as shall not have been previously applied in accordance with the terms of
this section, to Tenant on the expiration or earlier termination of the term of this Lease and performance
by Tenant of all of the obligations of Tenant to be performed hereunder, including, without limitation, the
surrender of possession of the Leased Premises hereof and the payment of all amounts to be paid by
Tenant. However, if the determination of any amount to be paid by Tenant to Landlord, or of Tenant's pro
rata share of real estate taxes as set forth in Article III hereof, or the like, is not made at the expiration or
earlier termination of the Lease, Landlord may retain such portion of the security deposit as Landlord
believes in the exercise of Landlord's good faith judgment is an appropriate reserve against such future
liability of Tenant and return only the balance of such deposit pending the final determination and
payment of all such amounts by Tenant to Landlord.

                While Landlord holds such deposit, Landlord shall have no obligation to pay interest
thereon, unless required to do so by applicable law and shall have the right to co-mingle the deposit with
Landlord's other funds. If Landlord conveys Landlord's interest under this Lease, the deposit, or any part
thereof not previously applied, may be turned over by Landlord to Landlord's grantee, and if so turned
over, Tenant agrees to look solely to such grantee for proper application of the deposit in accordance with
the terms of this Article and the return thereof in accordance herewith.

                              ARTICLE IV - USE OF PREMISES

    9. Permitted Use. Tenant shall use the Leased Premises only for the purpose of conducting
business, which is expressly limited to the operation of a take-out food restaurant. Tenant shall not use or
permit the Leased Premises to be used for any other purpose whatsoever without the prior written consent
of Landlord.

    10. Use of Parking Facilities. Tenant is solely responsible for negotiating a separate agreement
with Landlord's Parking System Administrator at the parking rates established by City Council in order to
meet Tenant’s parking needs.

    11.     General Use Requirements

        A) Tenant shall procure and maintain any permits and licenses required for the transaction of its
business on the Leased Premises.




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        B) Tenant shall not commit or suffer any waste and will not make any use of the Leased Premises
which would constitute a nuisance or which would violate any municipal, county, state or federal statute,
ordinance, rule or regulation.

        C) Tenant shall not use the Leased Premises for any purpose that will invalidate any policy of
insurance, or increase any premium therefore, now or hereafter written on any improvements located on
the Leased Premises or other part of the City of Orlando Public Parking Facility, Library Parking Garage.

         D) Tenant shall keep the Leased Premises and the sidewalks, service ways and loading areas
adjacent to the Leased Premises neat, clean and free from rubbish, insects and pests at all times, and shall
store all trash and garbage outside the Leased Premises in the receptacles provided by Landlord.

        E) All loading and unloading of goods shall be done only at such times and only in such areas
and through such entrances as may be designated for such purposes by Landlord. Trailers or trucks shall
not be permitted to remain parked overnight in any area of the Parking Garage whether loaded or
unloaded.

        F) Tenant shall maintain all display windows in a neat, attractive condition, and shall keep all
display windows, exterior lights and signs well illuminated during the hours that the store and/or office is
to be open for business.

        G) Tenant shall not conduct within the Leased Premises any fire, auction or bankruptcy sales or
operate within the Leased Premises a factory outlet store, a cooperative store, a second hand store, a
surplus store or a store commonly referred to as a "discount house".

         H) Tenant shall not permit any objectional or unpleasant odor to emanate from the Leased
Premises; place or permit any radio, television, loud speaker or amplifier on the roof or outside the Leased
Premises or where the same can be seen or heard from outside the Leased Premises or in the Common Area;
place an antenna, awning or other projection on the exterior of the Leased Premises; solicit business or
distribute leaflets or other advertising material in the Common Area; take any action which in the exclusive
but reasonable judgment of Landlord would constitute a nuisance or would disturb or endanger customers or
other tenants or unreasonably interfere with their uses of their respective premises; or do anything which in
this exclusive but reasonable judgment of Landlord would tend to injure the reputation of the Landlord.

      I) If applicable, Tenant shall be responsible for obtaining and maintaining workmen's
compensation insurance in the amount of the Florida statutory limit.

        J) Tenant shall use as its advertised business address 57 W. Central Boulevard. Tenant shall not
use the Leased Premises for any purpose other than as the address of the business to be conducted by
Tenant in the Leased Premises, and Tenant shall not acquire any property right in or to any name which
contains the name of the Parking Garage or as a part thereof. Any permitted use by Tenant of the name of
the Parking Garage during the term of this Lease shall not permit Tenant to use, and Tenant shall not use,
such name of the Parking Garage after the termination of this Lease or at any other location.




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        K) Tenant shall comply with all rules and regulations established by Landlord from time to time
applicable to the Leased Premises and Parking Garage. Tenant's failure to keep and observe said rules and
regulations shall constitute a breach of this Lease in the manner as if the same were contained herein as
covenants. Notice of rules and regulations, and amendments and supplements thereto, if any, shall be
given to Tenant, and Tenant agrees thereupon to comply with and observe all such rules and regulations,
and the amendments and supplements thereto, provided that the same shall apply uniformly to all tenants
of the Parking Garage.

                              ARTICLE V - CONSTRUCTION DUTIES

    12. Tenant Improvements. Tenant shall not install or construct any improvements on the Leased
Premises without the Landlord’s prior, written consent.

         A) Tenant shall obtain and pay for all permits, licenses, fees, and meters related to Tenant
construction and shall comply with all codes, ordinances and regulations. Prior to any Tenant
construction, renovation or construction-type activity on the Leased Premises, Tenant shall require his
contractor and/or subcontractor to furnish Landlord evidence of insurance coverage, as required by statute
relative to the class of contractor's license held. The insurance shall include workmen's compensation
coverage required in the State of Florida. Tenant shall limit construction operations to the Leased
Premises only, and shall remove all trash, rubbish and surplus material from the project on a regular basis
or as instructed by Landlord. Should excessive trash accumulate, Landlord will cause trash to be removed
and charged to tenant at 1.5 times the Landlord's cost.

         B) Tenant shall furnish to Landlord all certificates and approvals that may be required for a
certificate of occupancy. Landlord shall have no responsibility or liability whatsoever for any loss or
damage to any fixtures or equipment installed or left in the Leased Premises prior to the Commencement
Date, and Tenant's occupancy prior to the Commencement Date shall be governed by this Lease.

        C) Any contractor employed by Tenant must be approved by Landlord, which approval shall not
be unreasonably withheld.

             ARTICLE VI - PERSONAL PROPERTY, FURNITURE, & EQUIPMENT

     13. Personal Property/Furniture/Equipment/Removal. Tenant may furnish and install, at its sole
cost and expense, any personal property, furniture, and equipment reasonably necessary for the operation
of the multi-media business (PPF & E). Tenant shall keep the PPF&E in good condition and repair,
normal wear and tear excepted. The PPF & E shall remain the property of Tenant, and at the expiration or
earlier termination of the Lease, Tenant shall remove the PPF & E from the Leased Premises and shall
repair any damage to the Leased Premises resulting from such removal. If the PPF & E are not removed
within thirty (30) days after the end of the Lease, such PPF & E shall be considered abandoned and
automatically become the property of the Landlord. All fixtures and equipment, whether owned by
Tenant or the Landlord, which is affixed to the Leased Premises, including, but not limited to, walk-in
refrigeration and hood ventilation systems, shall remain on the Leased Premises upon the expiration or
termination of the Lease.




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         Tenant agrees that it shall not remove any PPF&E during any time it is in default under the terms
of this lease and that such removal shall be a material breach of this Lease. If not in default Tenant may
remove such PPF&E from time to time during the term of this Lease, provided that such removal will not
cause damage to the Leased Premises.

         Tenant shall give at least ten (10) business days notice to Landlord prior to his proposed removal of
any PPF&E whose removal may cause damage to the Leased Premises. In order to ensure that Tenant
complies with the notice requirement Tenant hereby agrees that if Tenant removes any property and causes
damage to the Leased Premises without having first complied with the notice provisions Tenant shall be
liable for treble damages. Landlord shall have ten (10) business days after receipt of Tenant's notice to
advise Tenant if additional security deposit shall be required. If Landlord does not respond within the
stated time no additional security deposit shall be required. If a reasonable additional security deposit is
required and Tenant fails to pay within ten (10) business days of demand, such property shall be
conclusively deemed to have become a fixture and part of the Premises and Tenant shall not thereafter
attempt to remove it.

         Upon removal of any property accompanied by attendant damage, Tenant shall either repair or
authorize Landlord to repair, to Landlord's satisfaction, any damage within thirty (30) days. Upon
satisfactory completion of the repairs the unused portion of the additional security deposit, if any, shall be
returned to Tenant. If the cost of repair exceeds all security deposits held by Landlord, Tenant shall
promptly pay the excess to Landlord.

                   ARTICLE VII - REPAIRS, MAINTEANCE AND UTILITIES

     14. Repairs. Other than as provided elsewhere in this Lease, Landlord agrees to keep in good order,
condition and repair the roof (but not the ceiling), foundations and exterior walls of the Leased Premises,
excluding: (a) plate glass windows, the interior surface of exterior walls, doors, door closure devices,
window and door frames, molding, locks, hardware, plumbing and light fixtures; (b) any condition in the
Leased Premises caused by any act or neglect of Tenant or their agents, employees, invitees, subtenants,
licensees or concessionaires; and (c) any repairs which are the responsibility of Tenant under this section.
Landlord shall never be liable for failure to make repairs which Landlord has undertaken to make unless:
(a) Tenant has given written notice to Landlord of a condition of the Leased Premises requiring repair and
(b) Landlord has failed to commence to make such repairs within a reasonable time there after.

         Tenant shall keep in good repair, the ceiling, plate glass windows, interior and interior surface of
exterior walls, doors, door closure devices, window and door frames, molding, locks and hardware of the
Leased Premises.

         If repairs are required to be made by Tenant and Tenant refuses or neglects to commence such
repairs and complete the same with reasonable dispatch, Landlord may make or cause such repairs to be
made and shall not be responsible to Tenant for any loss or damage that may accrue to Tenant's stock or
business by reason thereof. If Landlord causes such repairs to be made, Tenant agrees that Tenant will, on
demand, pay to Landlord the cost thereof, and if Tenant shall default Landlord shall have the remedies
provided for the non-payment of rent under this Lease.




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    15. Maintenance.

       A) Janitorial Service. Tenant shall provide janitorial service to the Leased Premises at its sole
cost and expense.

       B) Pest Control. Tenant, at its sole expense, shall engage exterminators to control vermin and
pests on a monthly basis. Such extermination services shall be supplied in all areas where food is
prepared, dispensed or stored and in all areas where trash is collected and deliveries are made.

        C) Grease Traps and Recycling. Tenant shall be responsible for the professional removal of
grease to avoid spillage and for grease recycling of shortening. In addition, Tenant shall comply with all
applicable provisions of the City of Orlando’s Oil and Grease Management Program per section 30.15 of
the Orlando City Code (Code). Grease Traps shall be provided and pumped in compliance with section
30.15 of the Code.

      16. Utilities. Tenant shall pay all charges for gas, electricity, water, telephone service, sewage
disposal, solid waste disposal and refuse removal and other services used on or about or supplied to the
Leased Premises, and Tenant shall hold Landlord harmless from and indemnify Landlord against any and
all liability for such charges. If any such charges are not paid when due, Landlord may pay the same, and
any amount so paid by Landlord shall thereupon become due to the Landlord from Tenant as additional
rent. If Landlord elects to furnish one or more utility or other service to Tenant, Tenant shall purchase the
use of such services as are tendered by Landlord and shall pay on demand as additional rent the rates
established therefore by Landlord on a pro-rata basis which shall not exceed the rates which would be
charged for the same services if furnished directly by the local public utility or other service companies.
Landlord may at any time discontinue furnishing any such service without obligation to Tenant other than
to connect the Leased Premises to the public utility, if any, furnishing such service. Landlord shall not be
liable in damages or otherwise for any damage to Tenant or to Tenant's customers, property or revenues
resulting from failure or interruption of any utility or other service being furnished to the Leased Premises
by Landlord, unless such failure or interruption of utility services is the result of negligence on the part of
Landlord or Landlord's agents and Landlord does not restore such service within a reasonable time after
written notice from Tenant of the existence of such problems with utility or other service. In no event,
however, shall such failure or interruption entitle Tenant to cancel this Lease.

                      ARTICLE VIII - INDEMNITY AND INSURANCE

     17. Tenant's Indemnity. Tenant agrees to indemnify Landlord and save Landlord harmless from
and against any and all claims, actions, damages, liabilities and expenses in connection with loss of life,
personal injury and/or property damage and/or destruction arising from any occurrence in, upon or at the
Leased Premises, or the occupancy or use by Tenant of the Leased Premises or any part thereof, or any act,
omission or negligence of Tenant or Tenant's agents, employees, contractors, sublessees, concessionaires,
licensees or invitees. This indemnity and hold harmless agreement shall be effective from and after the
commencement of Tenant's Construction and Fixture Period until the end of the term of this Lease and
thereafter as long as Tenant is in occupancy of any part of the Leased Premises. Additionally, this




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indemnity and hold harmless agreement shall include indemnity against all costs, expenses and liabilities,
including attorney's fees and attorney's fees on appeal, incurred by Landlord in connection with any such
claim or action or any trial, appellate or bankruptcy court proceeding relative thereto. If any such action
or proceeding is instituted against Landlord, Tenant, upon written notice from Landlord, shall defend such
action or proceeding by counsel approved in writing by Landlord, such approval not to be unreasonably
withheld.

     18. General Liability Insurance. Tenant agrees to maintain in full force and effect from the date
upon which Tenant first enters the Leased Premises for any reason and throughout the term of this Lease,
and thereafter as long as Tenant occupies any part of the Leased Premises, a policy of general liability
insurance providing coverage for bodily injury (or death) and property damage with an insurer approved
by Landlord under which Landlord and Tenant are named insured, and under which the insurer, agrees to
indemnify and hold Landlord, and those in privity of estate with Landlord, harmless from and against all
costs, expenses and/or liability arising out of or based upon any and all claims, accidents, injuries and
damages in the broadest form of such coverage from time to time available in the area in which the Leased
Premises are located. Each such policy shall be non-cancelable and non-amendable with respect to
Landlord and Landlord's said designees without thirty (30) days prior written notice to Landlord. A
certificate of insurance evidencing the required coverages shall be delivered to Landlord at or prior to the
time Tenant first enters the Leased Premises for any reason, and Tenant shall furnish Landlord evidence of
renewals of each such policy no less than thirty (30) days prior to the expiration of the applicable policy.
The minimum single limit coverage for bodily injury (or death) and property damage shall be One Million
Dollars ($1,000,000). Failure to provide evidence of the required coverage within one day after demand is
made therefor shall be a material breach of this Lease. Landlord shall have the right to obtain such
coverage and if Landlord elects to do so Tenant agrees to pay Landlord twice the cost of such issuance as
additional rent.

    19. Fire and Extended Coverage Insurance. Landlord agrees to self-insure the Parking Garage
Facility's improvements to the extent allowed by Landlord's Risk Management Program.

      20. Tenant's Property Insurance. At all times during the term of this Lease, and during the
Tenant's Construction and Fixture Period, Tenant agrees to keep Tenant's property located on the Leased
Premises insured with an insurer acceptable to Landlord against fire, vandalism, malicious mischief,
sprinkler leakage and other risks commonly insured against under extended coverage insurance in an
amount equal to at least eighty per cent (80%) of the insurable value thereof. The policy shall be non-
cancelable and non-amendable without thirty (30) days prior written notice to Landlord. A duplicate
original of the policy or a certificate thereof shall be delivered to Landlord at or prior to the time Tenant
first enters the Leased Premises for any reason, and Tenant shall furnish Landlord evidence of renewals of
the policy no less than thirty (30) days prior to the expiration thereof.

     21. Tenant's Risk. Tenant agrees to use and occupy the Leased Premises at Tenant's own risk, and
Landlord shall have no responsibility or liability for any loss or damage to fixtures or personal property, or
for any loss or damage resulting to Tenant or those claiming by, through, or under Tenant, from breaking,
bursting, stopping or leaking of electric cables and wires, and water, gas, sewer or steam pipes.




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    22. Injury Caused by Third Parties. Tenant agrees that Landlord shall not be responsible or liable
to Tenant, or to those claiming by, through or under Tenant, for any loss or damage that may be
occasioned by or through the actions or omissions of persons using, occupying, or visiting the Leased
Premises.
                       ARTICLE IX - DAMAGE TO LEASED PREMISES

    23. Partial Damage. If the Leased Premises are partially damaged by fire or other casualty not
caused by the Tenant, the risk of which is covered by Landlord's insurance, Landlord shall promptly
proceed to restore so much of the Leased Premises as was originally constructed by Landlord to
substantially the same condition at the time of such damage, but Landlord shall not be responsible for any
delay which may result from any cause beyond the reasonable control of Landlord, and due allowance shall
be made for a reasonable time necessary for Landlord to adjust the loss with any insurance companies.

     24. Substantial Damage. If the Leased Premises shall be substantially damaged by fire or other
casualty, the risk of which is covered by Landlord's insurance, Landlord shall, promptly after such damage
and the determination of the net amount of insurance proceeds available to Landlord, expend so much as
may be necessary of such net amount to restore, with reasonable diligence, to the extent originally
constructed by Landlord (consistent, however, with zoning laws and building codes then in existence), so
much of the Leased Premises as were originally constructed by Landlord to substantially the condition in
which such portion of the Leased Premises was in at the time of such damage except as hereinafter
provided, but Landlord shall not be responsible for delay which may result from any cause beyond the
reasonable control of Landlord. Should the net amount of insurance proceeds available to Landlord be
insufficient to cover the cost of restoring the Leased Premises, in the reasonable estimate of Landlord,
Landlord may, but shall have no obligation to, terminate this Lease by giving notice to Tenant not later than
a reasonable time after Landlord has determined the estimated net amount of insurance proceeds available
to Landlord and the estimated cost of such restoration.

    25. Definition of Substantial Damage. The terms "substantial damage" and "substantially
damaged", as used herein shall refer to damage of such a character that the same cannot, in ordinary
course, reasonably be expected to be repaired within sixty (60) days from the time that such work would
commence.

     26. Damage to Other Portions of the Parking Garage and Uninsured Casualty. If the building of
which the Leased Premises are a part (but not the Leased Premises) shall be substantially damaged by fire
or other casualty, or if, as the result of a risk not covered by the forms of hazard insurance at the time then
customarily carried on like improvements in the Orlando area, the Leased Premises are substantially
damaged, Landlord shall promptly restore, to the extent originally constructed by Landlord (consistent,
however, with zoning laws and building codes then in existence), so much of the building or the Leased
Premises as were originally constructed by Landlord to substantially the condition thereof at the time of
such damage, unless Landlord, promptly after such loss, gives notice to Tenant of Landlord's election to
terminate this Lease. If Landlord shall give notice, then this Lease shall terminate as of the date provided
in such notice with the same force and effect as if such date were the date originally established as the
expiration date hereof. However, Tenant shall be granted thirty (30) days to remove all possessions from
the Leased Premises unless otherwise provided by law.




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     27. Damage During Last Two Years of Term. If the Leased Premises shall be substantially
damaged by fire or other casualty within the last two (2) years of this Lease or any subsequent term,
Landlord shall have the right, by giving notice to the Tenant not later than sixty (60) days after such
damage, to terminate this Lease, at which time this Lease shall terminate as of the date of such notice with
the same force and effect as if such date were the date originally established as the expiration date of this
Lease.

                              ARTICLE X - EMINENT DOMAIN

     28. Rights of Termination for Taking. If the Leased Premises, or such portion thereof as to render
the balance (if reconstructed to the maximum extent practicable under the circumstances) unsuitable for
Tenant's purposes, shall be taken by condemnation or right of eminent domain, or by purchase in lieu
thereof, Landlord and Tenant shall have the right to terminate this Lease by notice to the other of its desire
to do so. Further, if so much of the Parking Garage shall be taken so that continued operation of the
Parking Garage would not be economically feasible in Landlord's reasonable judgment, Landlord shall
have the right to terminate this Lease by giving notice to Tenant.

     29. Payment of Award. Landlord shall have and hereby reserves, and Tenant hereby grants and
assigns to Landlord, all rights to recover for damages to the Parking Garage site, the Leased Premises, the
building in which the Leased Premises are located, and the leasehold interest hereby created, and to
compensation accrued or hereafter to accrue by reason of such taking, damage, or destruction.

     30. Abatement of Rent. In the event of any taking of the Leased Premises, the Basic Rent, or a fair
and just proportion thereof, according to the nature and extent of the damage sustained, shall be suspended
or abated, as appropriate and equitable under the circumstances.


                     ARTICLE XI - ASSIGNMENT AND SUBLETTING

     31. Prohibition. Notwithstanding any other provisions of this Lease, Tenant covenants and agrees
that Tenant will not assign this Lease or sublet (which term shall include, without limitation, granting of
concessions, licenses and the like) the whole or any part of the Leased Premises without the prior, written
consent of the Landlord.

                         ARTICLE XII - TENANT'S OBLIGATIONS

    32. Tenant's Obligations.         Tenant in addition to any other covenants contained herein also
covenants and agrees:

       A) To pay all rent and other charges herein reserved at such times and places as the same are due
and payable;

        B) To pay all utility charges when due;




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       C) To keep and maintain the Leased Premises in the condition herein required and to surrender
the same upon the termination hereof in said condition, reasonable wear and tear excepted.

        D) To observe and comply with any and all valid and applicable requirements of duly-constituted
public authorities and with all federal, state and local statutes, ordinances, regulations and standards
applicable to Tenant, the Landlord and the Leased Premises;

         E) To pay all taxes, assessments and other governmental impositions and charges of every kind
and nature whatsoever, on or before the due date established therefor, and all interest and penalties
thereon, which shall during the term of this Lease Agreement, be levied, assessed or imposed upon
Tenant's leasehold interest, or upon any leasehold improvements, trade fixtures and other property erected,
installed or located thereon, and on the rent and any additional rent payable hereunder, or arising in
connection with the use, occupancy or possession of the Leased Premises; provided, however, that Tenant
may in good faith contest the amount or applicability of any such tax, assessment, fee or charge and defer
payment thereof during such contest to the extent that Tenant is able lawfully to do so provided the same
will not result in a lien being placed upon the Leased Premises.

       F) To procure and keep in force during the term of this Lease all necessary occupational licenses
and permits as are required by law;

        G) To use the Leased Premises only for the uses and purposes herein described;

        H) To yield and surrender immediate possession of the Leased Premises to Landlord upon
termination of the Lease Agreement, upon its failure so to do, to be thereafter considered a tenant-at-
sufferance provided, however, that nothing contained in this subparagraph shall be deemed to constitute a
waiver by Landlord of its right of re-entry, nor shall the receipt of rent or any part thereof or any act in
apparent affirmance of tenant's continued tenancy operate as a waiver of Landlord's right to terminate
Tenant's use of the Leased Premises and the facility by eviction action or otherwise; and

        I) To be solely responsible for securing all federal, state, county or municipal approvals of an
environmental or other nature required for any construction or alteration of the facility and any other
leasehold improvements on the Leased Premises, or for any of Tenant's operations thereon.

         J) Not to grant a security interest or use as security for any loan or credit, any interest in the
Landlord's property on the Leased Premises, in the Lease or any interest of the Tenant obtained by virtue
of this Lease, without the prior written consent of Landlord. Any grant of such security interest shall be
deemed null and void.

           ARTICLE XIII - LANDLORD'S ACCESS TO LEASED PREMISES

     33. Landlord's Right of Access. Tenant shall permit Landlord or Landlord's agents to inspect or
examine the Leased Premises at any reasonable time and shall permit Landlord to make such repairs,
alterations, improvements or additions in the Leased Premises or to the building of which the Leased
Premises is a part, that Landlord may deem desirable or necessary or which Tenant has covenanted herein




                                                    11
to do and has failed to do, without the same being construed as an eviction of Tenant in whole or in part
and the rent shall in no manner abate while such repairs, alterations, improvements or additions are being
made by reason of loss or interruption of the business of Tenant because of the prosecution of such work.

     34. Exhibition of Space to Prospective Tenants. During the six (6) months prior to the expiration
of the term of this Lease or any renewal term, Landlord may exhibit the Leased Premises to prospective
tenants or purchasers.

                                      ARTICLE XIV - DEFAULT

    35. Tenant's Default. In addition to any other breach hereunder which would be a default, upon the
happening of any one or more of the following events, Tenant shall be in default:

        A) Tenant's failure to pay any installment of Basic Rent or any other sum to be paid by Tenant
under this Lease after the same becomes due and payable;

        B) Tenant's failure to keep the premises clean and in good repair;

         C) Tenant's failure to perform or observe any term or condition of this Lease which, because of
its character, would jeopardize Landlord's interest;

        D) Tenant's failure to perform or observe any other term or condition contained in this Lease and
Tenant's failure to commence during such failure to promptly and diligently complete the curing of same
within ten (10) days after notice from Landlord to Tenant thereof;

         E) The dissolution or liquidation, or the commencement of any action or proceeding for the
dissolution or liquidation, of Tenant, whether instituted by or against Tenant, or the appointment of a
receiver, Trustee, or custodian whether or not judicial proceedings are instituted with such appointment or
sufferance, or the commencement of any action or proceeding for the appointment of a receiver, Trustee, or
custodian to take possession of all or substantially all of the property of Tenant;

       F) The act of taking possession of the property of Tenant by any governmental officer or agency
pursuant to statutory authority for the dissolution, rehabilitation, reorganization or liquidation of Tenant;

        G) Tenant's making an assignment of this lease for the benefit of creditors, whether voluntary or
involuntary;

        H) Tenant's interest under this Lease being sold or taken under execution or other legal process;

        I) Tenant's interest under this Lease being assigned by operation of law; and

        J) Tenant's vacating, abandoning or failing to actively engage in business operations during
normal business hours at the Leased Premises for a period of seven (7) consecutive days without the prior
written permission of the Landlord; and




                                                    12
        K) The placement of any lien or liens upon the Leased Premises or any portion thereof by any
revenue offices or similar official of any governmental department or agency or by any person.

                            ARTICLE XV - TERMINATION FOR CAUSE

    36. For Cause. Landlord, at its discretion, upon the occurrence of any event of default as set forth
herein, may then exercise any one or more of the following options:

         A) Terminate this Lease, remove all persons and property from the Leased Premises by summary
proceedings or otherwise, and take possession of the Leased Premises, all without prejudice to Landlord's
rights to collect from Tenant any rent or other sum which became payable to Landlord prior to or as a result
of such termination, together with all damages suffered by Landlord resulting from Tenant's default
hereunder.

         B) Re-enter and take possession of the Leased Premises by any lawful means, make alterations and
repairs to the Leased Premises, and relet or attempt to relet the Leased Premises on behalf of the Tenant and
for Tenant's account, at such rent and under such terms and conditions as Landlord may deem best under the
circumstances for the purpose of reducing Tenant's liability hereunder, and Landlord shall not be deemed to
have thereby accepted a surrender of the Leased Premises, and Tenant shall remain liable for all rent and
other sums due under this Lease, for all of Landlord's reasonable costs and expenses of reletting the Leased
Premises, and for all damages suffered by Landlord because of Tenant's default under this Lease, it being
understood that at any time during such repossession or reletting, Landlord may, by delivering written notice
to Tenant, elect to exercise its option to accept a surrender of the Leased Premises, terminate this Lease, and
retake possession of the Leased Premises on behalf of Landlord;

         C) Declare the entire remaining unpaid rent and other charges due hereunder to be immediately
due and payable, and take such action available to Landlord to remove and collect same together with any
other amount plus court costs necessary to compensate Landlord for all damages caused by Tenant's
default; or

        D) Exercise any and all rights and privileges and pursue any remedy that Landlord may have
under the laws of the State of Florida.

    37. Landlord's Remedies Cumulative. All of the Landlord's rights and remedies after a default by
Tenant, whether expressly stated above or whether available at law or in equity, shall be deemed separate
and cumulative, and the exercise of any one right or the pursuit of any one remedy shall not preclude
Landlord from exercising any other right or pursuing any other remedy.

     38. Amounts Received After Reletting. Amounts received by Landlord after reletting shall first be
applied against all expenses incurred by Landlord in reletting the Leased Premises until the same are
recovered, and until such recovery, Tenant shall pay, as of each day when a payment would fall due under
this Lease, the amount which Tenant is obligated to pay under the terms of this Lease; when and if such
expenses have been completely recovered, the amounts received from reletting by Landlord as have not
previously been applied shall be credited against Tenant's obligations as of each day when a payment
would fall due under this Lease, and only the net amount thereof shall be payable by Tenant.



                                                    13
     39. Landlord's Default. Landlord shall in no event be in default in the performance of any of
Landlord's obligations hereunder unless and until Landlord shall have failed to perform such obligations
within thirty (30) days, or such additional time as is reasonably required to correct any such default, after
written notice by Tenant to Landlord properly specifying the manner in which Landlord has failed to
perform any such obligation.

                          ARTICLE XVI - MISCELLANEOUS PROVISIONS

     40. Mechanics' Liens. The estate or interest of Landlord in and to the Leased Premises and the
Parking Garage shall not be subject to mechanics' liens of persons or entities not in privity with the
Landlord. Tenant further agrees immediately to discharge (either by payment or by filing the necessary
bond or otherwise) any mechanics' liens against the Leased Premises, the Parking Garage or Landlord's
interest therein purporting to be for labor, services, or materials furnished to Tenant in, on or about the
Leased Premises or the Parking Garage, and a duly executed instrument by which such mechanic's lien is
satisfied, released from the Leased Premises or the Parking Garage or transferred to bond, shall be filed or
recorded within ten (10) days after such mechanic's lien is filed or recorded.

     41. Covenant of Quiet Enjoyment. Tenant, subject to the terms and provisions of this Lease, on
payment of rent and observing, keeping and performing all of the terms and provisions of this Lease on
the part of Tenant to be observed, kept and performed, shall lawfully, peaceably and quietly have, hold,
occupy and enjoy the Leased Premises during the term of this Lease, without hindrance or ejection by any
persons lawfully claiming under Landlord to have title to the Leased Premises superior to Tenant.

     42. Termination for Convenience. The Landlord may terminate this Lease during the Lease term
and any renewal period, whichever is applicable, at its convenience, with ninety (90) days prior written
notice to the Tenant as provided in Paragraph 52.

     43. Surrender of Premises. Upon the termination of this Lease, Tenant shall return all keys and
surrender possession the Leased Premises in neat and clean condition and in good order, condition and
repair.

     44. Holding Over. Any holding over by Tenant after the expiration of the term of this Lease shall be
treated as a tenancy at sufferance at double the rent and other charges specified herein, prorated on a daily
basis, and shall otherwise be on the terms and conditions set forth in this Lease, so far as applicable.

    45. Self-Help. Landlord has the right to pay such sums or to do any act which may be necessary or
appropriate by reason of the failure or neglect of Tenant to perform any of the provisions of this Lease,
and Tenant agrees to pay Landlord upon demand all such sums, and if Tenant defaults Landlord has the
same rights and remedies as for the failure of Tenant to pay Basic Rent.

     46. Signs, Store Fronts. Tenant shall not, without Landlord's prior written consent: (a) make any
changes to or paint the store front; (b) install any exterior lighting, decorations or paintings; or (c) erect or
install any signs, window or door lettering, placards, decorations or advertising media of any type which
can be viewed from the exterior of the Leased Premises except for dignified displays of the customary




                                                      14
type for Tenant's display windows. Tenant may install appropriate signage to identify the multi-media
business. All signage is subject to the sign regulations of the CITY and the Downtown Development
Board (DDB). Since the Leased Premises is public property owned by the CITY, political campaign signs
are prohibited on the Leased Premises pursuant to section 64.252. All signs shall be kept in good
condition and in proper operating order at all times.

     47. Severability. If any part of this Lease shall, to any extent, be invalid or unenforceable, the
remainder of this Lease, shall not be affected thereby, and each term and provision of this Lease shall be
valid and be enforced to the fullest extent permitted by law.

    48. Binding Effect. Except as otherwise expressly provided, the terms hereof shall be binding upon
and shall inure to the benefit of the heirs, personal representatives, successors and assigns, respectively, of
Landlord and Tenant. This reference to successors and assigns of Tenant is not intended to constitute
Landlord's consent to assignment by Tenant, but has reference only to those instances in which Landlord
may give consent to a particular assignment as required by the provisions of Article XII hereof.

     49. Recording. Tenant agrees not to record this Lease, but each party hereto agrees, on the request
of the other, to execute a declaration or memorandum of this Lease in recordable form in compliance with
applicable law and reasonably satisfactory to Landlord and its attorneys.

    50. Notices. Whenever notice or demand is to be given such notice or demand shall be in writing
and shall be hand delivered or sent by certified mail, return receipt requested, postage prepaid:


          A) To Landlord:      Real Estate Manager
                               City of Orlando
                               400 S. Orange Avenue
                               Orlando, Florida 32801

              with a copy to: Parking Division Manager
                              53 W. Central Boulevard
                              Orlando, Florida 32801

          B) To Tenant:        Gloria J. Ramos
                               132 E. Central Boulevard
                               Orlando, Florida 32801

All such notices shall be considered received upon actual receipt, or seven (7) days after deposit in the
United States mail as detailed above, whichever is earlier.

    51.      Governing Law. This Lease shall be interpreted under the laws of the State of Florida.

     52.    Section Titles, Interpretation. The titles to the sections contained in this Lease are for
convenience and reference only. Any gender used herein shall be deemed to refer to all genders. Use of
the singular herein shall be deemed to include the plural, and the plural shall be deemed to include the
singular.



                                                     15
     53.    Waiver. Failure on the part of Landlord or Tenant to complain on any action or non-action on
the part of the other, shall never be a waiver of any respective rights hereunder; however, the foregoing
shall not apply to provisions of this Lease, where a right of Tenant is dependent upon notice to be given
within a specified period. Further, no waiver at any time of any of the provisions hereof by Landlord or
Tenant shall be construed as a waiver of any of the other provisions hereof, and a waiver at any time of the
provisions hereof shall not be construed as a waiver at any subsequent time of the same provisions. No
payment by Tenant, or acceptance by Landlord, of a lesser amount than shall be due from Tenant to
Landlord shall be treated otherwise than as a payment on account. The acceptance by Landlord of a check
for a lesser amount with an endorsement or statement thereon, or upon any letter accompanying such
check, that such lesser amount is payment in full, shall be given no effect, and Landlord may accept such
check without prejudice to any other rights or remedies which Landlord may have against Tenant.

     54. Status Report. Recognizing that both parties may find it necessary to establish to third parties
the current status of performance hereunder, either party, on the request of the other, will promptly furnish
a statement on the status of any matter pertaining to this Lease.

     55. Landlord's Lien. In addition to any rights that may be given Landlord by Florida law, Tenant
hereby grants to Landlord a security interest in and a lien upon any and all furniture, fixtures, equipment,
goods and other personal property of any kind in which Tenant has an interest that is now or hereafter
located on the Leased Premises, as security for the payment of all rents and other sums to be paid by
Tenant to Landlord hereunder, and for the purpose of securing the performance of Tenant's duties and
obligations in accordance with the terms of this Lease.

     56. Entire Agreement. This Lease contains the entire agreement of the parties with respect to the
Leased Premises, and no representations, warranties, inducements, promises or agreements, oral or
otherwise, between the parties relative to the Leased Premises not embodied in this Lease shall have any
force or effect. This Lease shall not be modified or supplemented except in writing subscribed by all
parties.

    57.   Time of Essence. Time is of the essence of this Lease and every provision hereof.

    58. Transfer of Landlord's Interest. In the event of any transfer of Landlord's interest in the
Leased Premises or in the real property of which the Leased Premises are a part, Landlord shall be
automatically relieved of any and all obligations and liabilities on the part of the Landlord accruing from
and after the date of such transfer.

     59. No Brokerage Commission. Tenant represents and warrants that it has had no dealings with any
broker or leasing agent in connection with the negotiation or execution of this Lease other than Landlord's
broker, if any. In the event any broker or leasing agent other than Landlord's broker, if any, shall make a
claim for a commission or fee in connection with the negotiation or execution of this Lease, Tenant shall
be responsible for the payment thereof, and Tenant agrees to hold Landlord harmless from and indemnify
Landlord against any such claim or liability.




                                                    16
    60. Landlord's Exculpation. Anything to the contrary contained in this Lease notwithstanding,
Landlord and Landlord's heirs, personal representatives, successors and assigns, shall have absolutely no
corporate or personal liability with respect to the performance of any of the terms, covenants, conditions
and provisions of this Lease. Such exculpation of liability to be absolute and without exception
whatsoever. Nothing herein shall constitute a waiver of sovereign entity.

     61. Discrimination Not Permitted. Landlord, for itself, its successors and assigns, and Tenant
covenant and agree as a covenant running with the land that: (a) no person on the grounds of race, color
or national origin shall be excluded from participation in, denied benefits of, or be otherwise subject to
discrimination in the use of the Leased Premises, (b) that in the construction of any improvements on,
over or under the Leased Premises and the furnishing of services thereon, no person on the grounds of
race, color or national origin shall be excluded.

      62. Radon. Radon is a naturally occurring radioactive gas that, when it has accumulated in a
building in sufficient quantities, may present health risks to persons who are exposed to it over time.
Levels of radon that exceed federal and state guidelines have been found in buildings in Florida.
Additional information regarding radon and radon testing may be obtained from your county public health
unit.

    63. Non-Military Certification. The Tenant hereby certifies, warrants and represents to the
Landlord that the Tenant is not on active duty in the armed forces of the United States.

    64. Locks and Keys. The Landlord shall provide the Tenant with two (2) sets of keys to the Leased
Premises. The Tenant shall not make a duplicate set of the key or change the locks to the Leased Premises
without the prior, written consent of the Landlord.

    65. Attorney’s Fees . If any legal action or proceeding is brought by the Landlord for eviction,
damages for non-payment of rent or for any other default or breach of this Lease or to enforce any provision
hereof, the Landlord shall be entitled to recover from the Tenant, reasonable attorney’s fees and costs at
both trial and appeal.

        If any legal action or proceeding is brought by the Tenant for the Landlord’s default or breach of
this Lease, the Tenant shall be entitled to recover from the Landlord, reasonable attorney’s fees and costs at
both trial and appeal if the Tenant is the prevailing party in such action or proceeding.




                                 (SIGNATURES ON FOLLOWING PAGE)




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IN WITNESS WHEREOF, this Lease has been executed as of the date and year stated above.

                                                    LANDLORD - CITY OF ORLANDO

                                                    By:
                                                           Mayor/Pro Tem
Attest:


Alana C. Brenner, City Clerk

                                            APPROVED AS TO FORM AND LEGALITY
                                                  for the use and reliance of the
                                                  City of Orlando, Florida, only.
                                                                     , 2006

                                                          Assistant City Attorney


                                             TENANT - Gloria J. Ramos d/b/a
                                                      Lilia’s Grilled Delights

                                              By:
                                                    Gloria J. Ramos
WITNESSES:

Name:                                               Name:

Print Name:                                         Print Name:

STATE OF FLORIDA
COUNTY OF ORANGE

       The foregoing instrument was acknowledged before me this _____ day of _______________, 2006,
by Gloria J. Ramos, d/b/a Lilia’s Grilled Delights, a Florida limited liability company, on behalf of the
company.      She/He is personally known to me or has produced (type of identification)
____________________________ as identification.

                                                    ______________________________
                                                    Notary Public
                                                    Commission Expires:_______________


Signature Page
Lease - Gloria J. Ramos




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