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Fully executed Lease dated:	April 27, 2011

Date Received:	May 12, 2011

Season:	Spring 2012

Name of Shopping Center:	University Plaza

STORE #:	0515

Premises Address:	2840 E Fletcher Ave., Tampa, FL 33612-9420
(confirmed as a deliverable address at USPS.com)

County:	Hillsborough

Landlord Contact:	Frank MiLitello

Sembler

5858 Central Ave

St. Petersburg, FL 33707

Ph: 727-344-8109

Frank.militello@sembler.com

Utilities:

Electric:	unknown

Water:	unknown

Gas:	unknown

Former Occupant:	unknown

1.3	Commencement Date – The Commencement Date shall be one hundred fifty (150) days from the date the last of the Delivery Requirements (being items 1 – 6 below) is satisfied (“Full Delivery Date”):

Landlord shall have delivered possession of the Premises in accordance with this Lease;

Tenant’s receipt from Landlord of an inspection report from Reliable Roof Services dated no earlier than thirty (30) days prior to the Delivery Date indicating that the roof for the Premises is “water-tight” and has an expected remaining life of at least 5 years.

Landlord shall have provided utility services (electricity, gas, water and sewer) to the Premises at the capacities adequate for Tenant’s needs and the services are separately and individually metered or sub-metered. Electrical service shall be 400-amp/3 phase, 120/208 volts. Tenant will contract directly for all utility services or transfer services to Tenant, but Landlord shall pay all tap fees and connection charges;

Landlord shall have provided a report dated no earlier than six (6) months prior to the Delivery Date from an environmental consultant satisfactory to Tenant that certifies that there are no Hazardous Materials (as defined in Section 11.1 of this Lease) in the Premises or that the Hazardous Materials are satisfactorily encapsulated and non-friable;

Receipt by Tenant of Landlord’s approval of Tenant’s Plans, and Tenant obtaining construction permits (if necessary) for Tenant’s Work;

3.2	Acceptance by Tenant – Acceptance of possession by Tenant of the Premises shall constitute acceptance of the Premises by Tenant except for any latent defects. This Section 3.2 shall not negate or limit any representations or warranties made by Landlord under this Lease nor constitute any agreement by Tenant that such representations and warranties have been satisfied.

7.2	Security Equipment – Tenant shall be allowed, at its sole cost and discretion, to install security equipment in the interior of the Premises. The installation of security equipment shall be in compliance with the local building code for commercial buildings. At the expiration or earlier termination of the Lease, upon Landlord’s written request, Tenant shall remove any and all security equipment installed by Tenant at Tenant’s sole cost and expense.

14.17	Signs, Awnings, and Canopies – Landlord may erect and maintain such suitable signs as it, in its sole discretion, may deem appropriate to advertise the Shopping Center but not on the exterior of the Premises. Subject to applicable local ordinances, the OEA and Landlord’s sign criteria Tenant shall erect and maintain on the facade of the Premises one of Tenant’s standard signs as shown on Exhibit C. Tenant shall also be permitted to install without cost to or charge by Landlord ,(i) an under-canopy or blade sign, at Tenant’s expense and/or (ii) sign panels on both sides of the pylon shown on Exhibit C-1. Tenant shall submit to Landlord detailed drawings of such sign for review and approval by Landlord which shall not be unreasonably withheld prior to erecting said sign on the Premises. Landlord hereby approves Tenant’s Sign Specifications attached hereto as Exhibit C. Tenant also shall have the right to display from time to time professionally-made advertising banners hung from the ceiling behind the interior plate glass, subject to local ordinances. All other signage shall be subject to (i) Landlord’s consent as to number, size, color, type, location and specifications, (ii) the Landlord’s sign criteria,(iii) the OEA, and (iv) the Tenant’s sign(s) being in compliance with all applicable laws, ordinances, zoning conditions, rules, regulations, orders and interpretations (collectively, “Laws”), ((i) to (iv) being collectively referred to herein as the “Signage Requirements”). Tenant agrees to keep its signs in a good state of repair and defend, indemnify and hold Landlord harmless from any damages stemming from the installation, maintenance, existence or removal of the same, and Tenant shall repair any damage which may have been caused by said installation, existence, maintenance or removal. Upon vacating the Premises, Tenant agrees to remove all signs and simultaneously repair, at Tenant’s sole expense, any damage to the Premises or Shopping Center caused by the initial installation and such removal.

During the Term of this Lease, Tenant shall be entitled to display its trade name on both sides of the existing Shopping Center pylon and monument signs as shown on Exhibit C-1 attached hereto (each a “Pylon”). Landlord shall maintain and repair such Pylon, Pylon sign cabinets and all associated electrical and lighting components (the expense of which shall be included in CAM Charges), and may replace such sign from time to time provided that any new sign shall not be substantially smaller than the original dimensions of the Pylon and Tenant’s position on the new Pylon shall be substantially the same. Tenant shall be responsible for the fabrication and maintenance of Tenant’s sign panel on the Pylon. Tenant’s sign for the Pylon shall be prepared in accordance with all applicable legal requirements, the Restrictions and with Landlord’s sign criteria.

15.5	Construction Allowance – Landlord shall pay to Tenant the sum of Two Hundred Thousand and 00/100 Dollars ($200,000) as and for a construction allowance and contribution toward the cost to Tenant for performing Tenant’s Work in the Premises, within thirty (30) days after (i) Tenant providing Landlord with final lien waivers by each of Tenant’s contractors or subcontractors providing work or services in excess of $10,000.00 or for which Landlord has received a Notice to Owner pursuant to applicable construction lien law in the form attached as Exhibit I; (ii) final certificate of occupancy or the equivalent for the Premises; (iii) estoppels certificate that the Lease is in full force and effect; (iv) completed W-9 form; (v) written request for reimbursement of the construction allowance; and (vi) Tenant opening for business in the Premises and payment of first month’s rent, if due. In the event Landlord fails to make timely payment of such amount within thirty (30) days of receipt of all items specified above, then in addition to all other remedies which Tenant may have, upon fifteen (15) days notice, Tenant shall thereafter be entitled to offset the unpaid amount, plus interest thereon at the Default Rate, against all Minimum Annual Rent, Percentage Rent, and any other amounts due, until recovered in full.

Exhibit B

Tenant shall be permitted to use all existing improvements/fixtures in the Premises existing in the Premises as at the Landlord Delivery Date.