Smarter Negotiation.

SHOPPING CENTER LEASE

between

DOLCE MARE CENTER, LLC

("Landlord")

and

SEASIDE GELATO, LLC

("Tenant")

ARTICLE 1 — BASIC LEASE PROVISIONS

1.1 Premises. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, that certain space consisting of approximately 2,400 rentable square feet (the "Premises") located at Suite 114, Dolce Mare Shopping Center, 8200 Coastal Boulevard, as more particularly described in Exhibit A attached hereto.

1.2 Term. The initial term of this Lease shall be for a period of ten (10) years (the "Initial Term"), commencing on the Commencement Date as defined in Section 2.1 below.

1.3 Base Rent. Tenant shall pay to Landlord base rent in the amount of Four percent (4%) of gross sales, but not less than Forty-Two Dollars ($42.00) per square foot per annum ("Base Rent"), payable in equal monthly installments.

1.4 Security Deposit. Upon execution of this Lease, Tenant shall deposit with Landlord the sum of Fifty Thousand Dollars ($50,000.00) as a security deposit.

ARTICLE 2 — TERM AND POSSESSION

2.1 Commencement Date. The term of this Lease shall commence on the date that is the earlier of (a) the date Tenant opens for business in the Premises, or (b) ninety (90) days following Landlord's delivery of the Premises to Tenant.

2.2 Delivery of Premises. Landlord shall deliver the Premises to Tenant in broom-clean condition, free of all tenancies and occupancies, with all building systems in good working order.

ARTICLE 3 — RENT

3.1 Payment of Base Rent. Base Rent shall be payable in advance on the first day of each calendar month during the Term. If the Commencement Date falls on a day other than the first day of a calendar month, rent for such partial month shall be prorated on a per diem basis.

3.2 Late Charges. If any installment of Rent is not received by Landlord within five (5) days after the date due, Tenant shall pay a late charge equal to five percent (5%) of the overdue amount.

ARTICLE 4 — USE AND COMPLIANCE

4.1 Permitted Use. The Premises shall be used and occupied by Tenant solely for the purpose of operating a retail gelato and café establishment, and for no other purpose without the prior written consent of Landlord.

4.2 Compliance with Laws. Tenant shall, at Tenant's sole cost and expense, comply with all laws, ordinances, regulations, and requirements of all governmental authorities now in force or which may hereafter be in force, pertaining to the Premises.

ARTICLE 5 — MAINTENANCE AND REPAIRS

5.1 Tenant's Obligations. Tenant shall, at Tenant's sole cost, maintain the Premises in good order, condition, and repair, including interior walls, floors, ceilings, doors, and all fixtures and equipment therein.